Neela Open1031's AI guide

Welcome to Open1031

Your 1031 exchange, fully guided

I'm Neela, Open1031's AI assistant. I'll help you defer your capital-gains taxes and never miss a deadline. Let's talk through your sale — no account needed yet.

[Your QI's legal name] is your Qualified Intermediary — funds sit in segregated escrow

I track your 45-day and 180-day clocks automatically

Plain language, every step — I'll never let you trip a rule

Neela guides — never moves your money. Funds move only through QI escrow.

Neela

Great — let's find the right kind of 1031 exchange for you. A few quick questions and I'll set it up. First: do you need to buy (or have you already bought) the replacement property before selling your current one?

Neela guides — never moves funds. Your proceeds stay in segregated QI escrow.

Neela

Here's what I heard — a rental investment property around $850,000, and your goal is to defer all gains and trade up. That's a classic Forward (Delayed) exchange.

Estimated tax you could defer

~$187,000

Estimate based on an $850,000 sale price. Your QI confirms exact figures from your closing statement.

Sale price

$850,000

Kept working

100%

45 days to identify replacement propertyFrom the day your sale closes — I'll watch it for you

180 days to close on the new propertyBoth clocks start at the same moment

You never touch the cash — that's the rule that makes it work. Your proceeds go straight into segregated escrow held by your Qualified Intermediary, so there's no constructive receipt.

Treas. Reg. §1.1031(k)-1 — safe-harbor escrow

Neela guides — never moves your money. Only QI escrow moves funds, with multi-party approval.

Let's save your progress so your clocks and documents are waiting for you. This takes about a minute.

Your name

Email or mobile

Sign in with Face ID / passkey

No password to remember — use your phone's biometrics

By continuing you agree to Open1031's Terms and Privacy Policy. Your SSN and identity are verified later with bank-grade KYC.

Your data is protected. Open1031 follows GLBA Safeguards — Neela guides, never moves funds.

Your exchange is set up

I've set up exchange EX-2026-0047. Let's start by recording your sale — that's what starts your 45- and 180-day clocks.

First step · Phase 1 Sales Hub Record your relinquished property sale to start your exchange

Exchange typeForward (Delayed)

Qualified Intermediary[QI firm legal name] — Priya Anand

Estimated tax deferred~$187,000

Neela guides — never moves your money. Funds move only through QI escrow with multi-party approval.

Good morning

Matt Belcher

14 days left to identify your replacement properties

Your next step Identification Hub Identify replacement properties by Sep 5 · 0 of 3

Tax-deferred reinvestment

QI escrow account

Held by your QI of record

Active

$850,000

Held in segregated escrow — no constructive receipt

Relinquished property456 Sunset Blvd

Sale closedJuly 22, 2026

QI officerPriya Anand

1031 Exchange Timeline

Track your progress through the 180-day exchange period

Overall Exchange Progress17%

In Progress

1

Phase 1Initial Setup

Sell Relinquished Property

Property sold

Sep 5, 2026

Sold

2

Phase 2During Exchange

45-Day Identification

Identify replacement property

Sep 5, 2026

14days to identify

3

Phase 3Acquisition

180-Day Exchange

Complete exchange

Jan 18, 2027

149days to close

45-day identification window — 14 days left

Identify replacement properties by Sep 5, 2026. 0 of 3 identified. You can name up to 3 under the 3-property rule, or include a DST as a replacement-property option.

Exchange hubs

Phase 1 · Setup

Sales Hub

Relinquished property details

100%

Done

Phase 2 · During exchange

Identification Hub

0 of 3 identified · Sep 5 deadline

20%

Next step

Escrow Hub

QI custody acknowledgment

0%

Not started

Phase 3 · Acquisition

Purchase Hub

Replacement property purchase

Locked

Disbursement Hub

Wire transfer details

Locked

Post · IRS reporting

IRS Hub

Form 8824 & tax reporting

Locked

Recent activity

View all

Exchange agreement signed

DocuSign — completed by Matt Belcher

2d ago

W-9 signed

DocuSign — completed by Matt Belcher

2d ago

Sales Hub submitted

456 Sunset Blvd — $850,000

5d ago

Identity verified

KYC completed via Persona

7d ago

Phase 2 · During exchange

Identification Hub

EX-2026-0047 · Forward (Delayed)

Sale price

$850K

Closed Jul 22

ID deadline

Sep 5

14 days left

Close by

Jan 18

149 days

Identification window is open

Identify replacement property by September 5, 2026

14

days

Identify your replacements

Name up to 3 properties under the 3-property rule, or include a DST as a replacement-property option.

0 of 3 identified 20%

3-property

Up to 3, any value

200%

Any number, ≤ 200% value

95%

Must close 95%

1

Add replacement property

Address, value, and details — Neela can prefill

2

Add replacement property

Optional — strengthens your identification

3

Add replacement property

Optional — name a DST option here too

Not sure which to identify?

Ask Neela to compare options and check the rules

Neela guides — never moves your money. Funds stay in segregated QI escrow.

Phase 1 · Setup

Sales Hub

EX-2026-0047 · relinquished property

Sale price

$850K

Closed Jul 22

In escrow

$850K

Segregated

Status

Done

100%

Relinquished property

Address456 Sunset Blvd, Los Angeles, CA 90028

Sale price$850,000

Sale closedJuly 22, 2026

Proceeds to QI$850,000 received

Property typeInvestment / rental

Setup steps

Property & sale details recorded

Extracted from your closing statement

Done

Exchange agreement signed

DocuSign · Matt Belcher · Aug 20

Signed

Proceeds wired to QI escrow

Harborline Bank · segregated

Done

Sale recorded — clocks are running

Next: identify your replacements by Sep 5

Neela guides — never moves your money. Proceeds stay in segregated QI escrow.

Phase 2 · During exchange

Escrow Hub

EX-2026-0047 · QI custody acknowledgment

In escrow

$850K

Segregated

Account

Active

Harborline

Status

0%

Acknowledge

Qualified escrow account

Held byYour QI — Qualified Intermediary of record

DepositoryHarborline Bank · FDIC

Balance$850,000

Constructive receiptNone — safe harbor

QI officerPriya Anand

Acknowledgment steps

Qualified escrow agreement

Counter-signed by Priya Anand

Signed

2

Acknowledge custody terms

Confirm no constructive receipt

Now

3

Set disbursement instructions

Unlocks at Purchase

Later

Funds move only through QI escrow with multi-party approval. Neela guides — never moves your money.

Phase 3 · Acquisition

Purchase Hub

EX-2026-0047 · replacement property purchase

Close by

Jan 18

149 days

Buying power

$850K

Tax-deferred

Status

Locked

After ID

Unlocks after Identification

Identify your replacements first, then return here to purchase

149

days

What happens here

1

Upload purchase agreement

Neela extracts price, address, and close date

Locked

2

Confirm like-kind & value

Trade equal or up to defer all gains

Locked

3

Authorize escrow release

Multi-party approval at closing

Locked

Identify replacements to unlock

Open the Identification Hub — 0 of 3 named

Neela guides — never moves your money. Escrow releases at close with multi-party approval.

Phase 3 · Acquisition

Disbursement Hub

EX-2026-0047 · wire transfer details

To disburse

$850K

From escrow

Approvals

0 of 2

Multi-party

Status

Locked

After purchase

Disbursement to closing

SourceQI escrow · $850,000

RecipientReplacement closing agent

ApprovalTwo authorized officers, proposer distinct from approver

Constructive receiptNever — direct to seller

1

Confirm wire instructions

Verified against closing statement

Locked

2

Two-officer approval

One authorized officer proposes; a different officer approves

Locked

Open1031 never moves your funds. Two authorized officers authorize the wire, proposer distinct from approver; the bank executes it.

Post · IRS reporting

IRS Hub

EX-2026-0047 · Form 8824 & tax reporting

Form

8824

Like-kind

Deferred

~$187K

Reported

Status

Locked

Post-close

Form 8824 — Like-Kind Exchanges

Relinquished456 Sunset Blvd · $850,000

ReplacementIdentified post-close

Realized gain deferred~$187,000

Tax year2026

PreparerAuto-generated for your CPA

1

Exchange closes

Replacement acquired within 180 days

Pending

2

Form 8824 auto-prepared

Open1031 generates the package

Locked

3

Hand off to your CPA

Download or share at tax time

Locked

Open1031 prepares the paperwork — you file. Not legal or tax advice; consult your CPA.

Verify your identity

Your QI must confirm your identity before they hold your exchange funds. This takes about 2 minutes — bank-grade KYC powered by Persona.

Photograph your government ID — front and back

Take a quick selfie to match your ID

We screen against OFAC / AML watchlists automatically

Your SSN is encrypted and stored last-4 only. GLBA Safeguards apply.

Step 1 of 6

Choose your ID type

Pick the government-issued document you'll photograph.

Step 2 of 6

Photograph the front

Lay your ID flat, fill the frame, and avoid glare.

or

Front of your driver's license

Step 3 of 6

Photograph the back

Capture the back of your ID, including the barcode.

or

Back of your driver's license

Step 4 of 6

Take a selfie

Center your face in the circle. We match it to your ID.

Good lighting, no hat or sunglasses

Step 5 of 6

Review & submit

Confirm your details before we run verification.

NameMatt Belcher

DocumentDriver's license

ID frontCaptured

ID backCaptured

SelfieCaptured

SSN•••-••-6789

I confirm the information above is accurate and authorize Open1031 to verify my identity and screen against OFAC / AML watchlists.

Bank-grade KYC via Persona. Your data is encrypted and audit-logged under GLBA & SOC 2.

Verifying your identity

Matching your selfie to your ID and screening against OFAC / AML watchlists.

Document authenticity

Selfie match

OFAC / AML screening

Identify a replacement property for exchange EX-2026-0047. You're using the 3-property rule — name up to 3, any value.

Let Neela prefill

Paste a listing link and I'll fill the details

Property address

Purchase price

Property type

APN / parcel number

Like-kind & within the 45-day window

Investment real estate qualifies under IRC §1031. Identified before Sep 5, 2026.

DST sponsor / offering

Investment amount

DST is a replacement-property option

A Delaware Statutory Trust counts as identified replacement property — passive, fractional ownership.

Identified so far 2 of 3

1

789 Harbor Pointe, Long Beach, CA

Multifamily · $910,000

2

Inland Private Capital DST 2026-A

DST option · $850,000

I confirm these are my intended replacement properties and the details are accurate as of today.

Identification only — no funds move here. Your proceeds stay in QI escrow.

Identification notice submitted

Priya Anand counter-signs shortly · all 3 documents complete

Your documents

Exchange agreement

Signed Aug 20 · DocuSign

Signed

Form W-9

Signed Aug 20 · SSN •••-••-6789

Signed

Identification notice

Replacement properties for EX-2026-0047

Sign now

45-Day Identification Notice

Notice of Identification of Replacement Property

Treas. Reg. §1.1031(k)-1(c) · EX-2026-0047 · Matt Belcher

Sign here — Exchanger

Matt Belcher

Draw or tap to adopt your signature

QI counter-signature

Priya Anand counter-signs after you submit

Signing identifies property — it does not move funds. Proceeds stay in QI escrow.

Neela

Hi Matt — you have 14 days left to identify your replacement properties for EX-2026-0047. Here's where your exchange stands.

EX-2026-0047 · Forward (Delayed)

In segregated escrow$850,000

45-day ID deadlineSep 5 · 14 days

180-day closeJan 18, 2027

Replacements identified0 of 3

Want me to compare your shortlisted options, check that you're on track, or open the property form to identify one now?

Treas. Reg. §1.1031(k)-1 — 3-property rule

Identify a property now

Open the property form — I'll prefill from a link

Neela guides — never moves your money. Only QI escrow moves funds, with multi-party approval.

Document vault

EX-2026-0047 · every document, organized by party. Secured and audit-logged.

Your documents · Matt Belcher

MB

Matt Belcher

Exchanger

3 of 4

Exchange agreement

Signed Aug 20 · DocuSign

Signed

Form W-9

Signed Aug 20 · SSN •••-••-6789

Signed

Closing statement

Uploaded Jul 23 · 456 Sunset Blvd

On file

Identification notice

Replacement properties · due Sep 5

Sign now

Qualified Intermediary · [QI firm legal name]

TB

Priya Anand

QI officer

1 of 2

Qualified escrow agreement

Counter-signed Aug 20 · Priya Anand

Signed

Identification counter-signature

Pending your submission

Awaiting

Auto-generated · Vectr

Closing & CPA package

Generated at close

Locked

IRS Form 8824 package

Auto-prepared after your exchange closes

Post-close

Bank-grade security. Every view, upload, and signature is audit-logged under SOC 2 and GLBA.

Replacement properties and DST options that fit your $850,000 exchange and your Sep 5 ID deadline. A DST is a replacement-property option — not a separate exchange type.

Fits your exchange Multifamily

Inland Private Capital DST 2026-A

Diversified · 6 states

Target yield5.1%