Mobile Home Park Investing: Complexities of 1031 Exchanges

Mobile home park investing can be a potentially advantageous strategy for both active and passive investors, particularly when utilizing the 1031 exchange. Understanding the intricacies of this exchange, its benefits, and the strategies for transitioning investments is crucial. Additionally, staying informed about changes in tax legislation, particularly regarding furnishings, fixtures, and equipment (FF&E), as well as capital gains taxes, is essential for maximizing returns and planning for retirement.

two hands with ideas

Advantages of 1031 Exchanges for Mobile Home Park Investors

Benefits for Active Investors

The 1031 exchange offers significant potential advantages for active investors in mobile home parks. By allowing investors to likely defer capital gains taxes, it enables the reinvestment of profits into new properties without immediate tax liability. This deferral can likely increase the investor’s purchasing power, facilitating the growth of their portfolio.

Furthermore, the compounding effect of deferring taxes allows investors to leverage their equity more effectively. This strategy can generally lead to substantial long-term growth, as the deferred taxes can be used to generate additional income and capital gains.

Benefits for Passive Investors

Passive investors also stand to gain from the 1031 exchange. By transitioning from active to passive investing, they can continue to benefit from the tax deferral while reducing their day-to-day management responsibilities. This transition can be particularly appealing for those approaching retirement or seeking a more hands-off investment approach.

Moreover, the 1031 exchange allows for the diversification of investment portfolios. Investors can sell a single property and reinvest in multiple properties or different types of real estate, helping to spread risk and potentially increase returns.

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By Andrew Keel

Strategies for Transitioning to Passive Mobile Home Park Investing Using 1031 Funds

Leveraging Tenant-in-Common Interests

One effective strategy for transitioning to passive investing is through tenant-in-common (TIC) interests. Some syndications and limited partnerships are structured to allow 1031 exchanges by selling a tenant-in-common interest in the underlying real estate. Although complex, this approach can be a viable option for those with substantial investment amounts.

Utilizing Cash-Out Refinancing

Another strategy involves cash-out refinancing. Investors can sell a property, purchase another property debt-free, and then refinance to extract equity. The extracted cash can typically be invested in passive opportunities, such as syndications or real estate investment trusts (REITs), without triggering a taxable event. This method allows investors to possibly benefit from both the security of owning debt-free real estate and the potential high returns of passive investments.

Forward-Thinking Retirement Planning

Converting Properties into Retirement Residences

A unique feature of the 1031 exchange is its ability to facilitate the transition of investment properties into retirement residences. Investors can use the exchange to defer taxes while acquiring properties that can later be converted into primary residences. By living in the property for a specified period, typically two out of five years, investors can likely take advantage of tax-free gains upon sale under the primary residence exclusion.

This strategy not only provides a tax-efficient way to fund retirement but also offers flexibility in choosing retirement locations. Investors can systematically convert their 1031 properties into retirement homes, ensuring they have suitable residences while typically minimizing tax liabilities.

depiction of 1031 mobile home park investing exchange

Impact of 2018 Changes on Furnishings, Fixtures, and Equipment (FF&E)

Understanding FF&E Allocation

The 2018 tax law changes significantly impacted how furnishings, fixtures, and equipment (FF&E) are treated in 1031 exchanges. Previously, personal property such as equipment could be exchanged under the 1031 provision. However, this is no longer the case, and only real estate qualifies for the exchange.

When buying or selling a mobile home park, it is crucial to work with accounting professionals to minimize the FF&E allocation. Higher allocations to FF&E can increase tax liabilities, so strategies should aim to maximize the portion of the transaction attributed to real estate. This nuanced approach can help investors manage tax implications effectively.

Nuances of Capital Gains Taxes and Current Tax Rates

Current Tax Environment

Capital gains taxes are a critical consideration for real estate investors. The potential for increased capital gains tax rates under current legislative proposals highlights the importance of strategic planning. While the exact future rates are uncertain, understanding the current environment and preparing for possible changes can help investors make informed decisions.

Long-Term Planning

Investors should consider long-term strategies to manage capital gains taxes. Utilizing 1031 exchanges can help defer these taxes indefinitely, generally allowing investors to reinvest and grow their portfolios more efficiently. Additionally, understanding the likely benefits of depreciation recapture and other tax mechanisms can further optimize potential investment returns.

In conclusion, mobile home park investing, when combined with the strategic use of 1031 exchanges, offers substantial potential benefits for both active and passive investors. By leveraging these exchanges, investors can likely defer taxes, diversify their portfolios, and plan for retirement effectively. Staying informed about legislative changes and tax implications is essential for possibly maximizing returns and ensuring long-term financial success.

Are you interested in exploring passive mobile home park investing and the potential benefits of 1031 exchanges? Get in touch with Keel Team using the contact form below!

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The information provided is for informational purposes only and is not investment advice or a guarantee of any kind. We do not guarantee profitability. Make investment decisions based on your own research and consult registered financial and legal professionals. We are not registered financial or legal professionals and do not provide personalized investment recommendations.

Tristan manages Investor Relations at Keel Team Real Estate Investment. Keel Team actively syndicates mobile home park investments, with a focus on buying value add, mom & pop owned trailer parks and making them shine again. Tristan is passionate about the mobile home park asset class; with a focus on affordable housing and sustainability.