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section1031-research

Section 1031 like-kind exchange decision tool. Deadlines, identification rules, replacement scoring.

Get startedSource on GitHub

Launch kit

section1031-research — launch kit

1-liner

Section 1031 like-kind exchange decision tool. Deadlines, identification rules, replacement scoring.

Tweet hook

45-day identification, 180-day closing, three-property rule, 200% rule, 95% rule.

Real-estate investors blow exchanges by missing one of these.

Built a checker. $199/exchange to validate before commit.

🧵

Reddit

  • r/realestateinvesting: "1031 exchange validator (open math)"
  • r/RealEstate: "Why your QI's 'fine, fine, fine' isn't enough"

Cold-email ICP

  • Active 1031 investors
  • Wealth managers with HNW real-estate clients
  • QIs (Qualified Intermediaries) wanting white-label tooling

Cold-email template

Subject: validate your 1031 ID before deadline

Hi {first} — for active 1031 investors.

Built a tool that runs your candidate property list against the
three-property / 200% / 95% rules in seconds. Catches identification
errors before the 45-day clock blows.

$199/engagement DIY; $1499 with full validation + DST candidate list.

Free first validation. Reply with relinquished value + candidate list.

SEO content

  1. "Section 1031 deadlines + identification rules — full guide"
  2. "DST vs direct replacement property — decision tree"
  3. "Common 1031 mistakes that blow the exchange"

Documentation

section1031-research

Section 1031 (like-kind exchange) research tool for real-estate investors. Computes 45/180-day deadlines, validates candidate property lists against the IRS identification rules.

⚠️ Disclaimer

NOT tax advice. Output is decision-support for a CPA / qualified intermediary. Operator should always verify with a 1031-specialist attorney or QI before acting.

Pricing

  • $199 per exchange engagement — investor uses tool to validate own scenarios
  • $1,499 per exchange for the full DFY service (we research, present, hand off to QI)
  • $499/mo retainer for active investors managing multiple exchanges
  • B2B sale to QIs / wealth managers — license at $999-2999/mo per firm

Run

cd C:\openclaw-products\section1031-research
python -m venv .venv
.\.venv\Scripts\activate
pip install -e .

# Compute deadlines
sec1031 deadlines --sale-date 2026-04-01

# Validate identification list
sec1031 check-id --relinquished 1000000 --candidates 600000,750000,400000

Output (deadlines)

Relinquished sale: 2026-04-01
Identify by:       2026-05-16  (15 days remaining)
Close by:          2026-09-28  (152 days remaining)

Output (identification check)

Valid: True
Rule:  three-property
Why:   qualifies under Three-Property Rule (<= 3 candidates)

Roadmap

  • Replacement-property finder (LoopNet / CREXi scrape filtered by criteria)
  • Cap-rate / cash-on-cash calculator per candidate
  • State-specific Boot computation
  • Reverse 1031 support
  • Improvement / construction exchange variant
  • DST (Delaware Statutory Trust) candidate listings
  • Calendar invite delivery for 45/180-day reminders