Richmond Annex
SF condo investor selling at $1.2M, exchanging into East Bay duplex.
Outcome: Identified 3 properties by Day 38, closed Richmond Annex duplex on Day 87. Deferred $180K in capital gains.
$180K deferred, Day-87 close
For investors doing a tax-deferred exchange
A 1031 exchange lives or dies on the 45-day identification window. Most realtors don't structure the search for it.
IRS Section 1031 lets investors defer capital-gains tax indefinitely by reinvesting sale proceeds into "like-kind" replacement property. The catch: you have 45 days from sale close to identify replacements and 180 days to close. Roger Grubb has coordinated multiple Bay Area 1031 exchanges and structures the replacement-property search backward from your deadlines. (510) 504-0402.
Who is writing this
Roger works with two trusted Bay Area Qualified Intermediaries (QIs) and has hit 45-day identification windows under tight conditions. He knows the IRS three-property rule, the 200% rule, and the 95% rule — and how each affects offer strategy.
The process
One person. End to end.
- 01
QI coordination, day 1
Roger confirms your QI is in place before you sell the relinquished property. Funds must never touch your hands.
- 02
Pre-identify replacement targets
Search starts BEFORE you sell. Roger has 5-10 candidate properties identified by close of the relinquished sale.
- 03
Day-1 to Day-45 identification
Three identified properties (or up to 200% rule). Roger files the identification letter with your QI by Day 45.
- 04
Close inside Day-180
At least one identified property must close. Roger pushes title and escrow timelines aggressively.
- 05
Document the transaction
For audit defense, Roger's file documents the like-kind nature, QI involvement, and timeline compliance.
Cost
What it costs
Standard buyer commission. QI typically $1-2K. Tax savings often $50-200K+ on a Bay Area exchange.
When to call somebody else
This is probably not the right move if…
- Your relinquished property was a primary residence (not eligible for 1031 — but $250K/$500K exclusion may apply).
- You want to convert investment proceeds to personal use cash. That's a taxable event regardless.
- You don't have a QI engaged before closing the relinquished property. Roger will refer you to one immediately.
The record
Recent transactions in this exact situation.
Oakland
Investor exchanging out of Sacramento SFR into Oakland 4-plex.
Outcome: Identified by Day 40, closed on Day 142. Tax bill avoided.
4-plex exchange, $95K deferred
Concord
Reverse 1031 — bought replacement first via EAT structure.
Outcome: Closed replacement Day -15, sold relinquished Day +21. Tax deferred.
Reverse 1031 success
Frequently asked
Questions before you call.
What is the 1031 identification deadline?
45 calendar days from the sale of the relinquished property. The clock does not stop for holidays or weekends.
How many properties can I identify?
Three (no value limit), OR more under the 200% rule (total value ≤ 200% of relinquished sale), OR more under the 95% rule (you must close 95% of identified value).
Can I 1031 into multiple properties?
Yes. Many Bay Area investors exchange one SF condo into two East Bay duplexes.
Can I exchange into a different state?
Yes — like-kind is broadly defined. Bay Area sellers regularly exchange into Texas, Arizona, North Carolina rentals.
What if I miss the 45-day window?
The exchange fails and the entire gain becomes taxable in the year of sale. Roger plans backward to avoid this.
Can I do a reverse 1031?
Yes — buy first, sell second — via an Exchange Accommodation Titleholder (EAT) structure. Costs more ($5-15K) but enables tighter coordination.
Do I need a CPA?
Yes. Roger coordinates real estate; your CPA confirms tax structure. Both required.
One call.
(510) 504-0402
Roger answers his own phone. The first 20 minutes are free, no pitch.
After-hours emergency? Call or text (406) 205-9003 — 24/7.