Open1031
MB
Relinquished Property Escrow Confirmed

456 Sunset Blvd, Los Angeles CA 90028

Exchange #EX-2026-0042  ·  Forward §1031 Safe Harbor

Sale Price $850,000
In Escrow $850,000
Exchange Started Jun 30, 2026
14 days

ID by Aug 14

45-day rule

forty-five-day-id-watcher · not yet armed
166 days

Close by Dec 27

180-day rule

one-eighty-day-deadline-guard · not yet armed

Your next step: Identify replacement properties

14 days left — add at least one property to the ID Hub to meet the IRS 45-day deadline.

Neela Escrow safe 14 days left

You are 31 days into your 45-day window with 1 of 3 properties identified and $850,000 safe in segregated escrow. The IRS 45-day deadline is absolute — I recommend adding a second property today. Want me to search the marketplace for like-kind properties near your target location?

dashboard-kpi-update · not yet armed
Sale
ID Hub
14d
Escrow
Purchase
Disburse
IRS 8824
Working for you now
3 of 5 workflows not yet armed

Your 45-day deadline is on record — reminders not sending yet

forty-five-day-id-watcher · not yet armed due Aug 14, 2026

Your 180-day deadline is on record — reminders not sending yet

one-eighty-day-deadline-guard · not yet armed due Dec 27, 2026

Confirmed $850,000 received in escrow

escrow-funds-received · not yet armed recorded by your QI officer · Jun 30, 4:12 PM

Sending doc reminders Mon/Wed/Fri

document-collection-reminders next: Mon 9:30 AM

Wire release awaiting multi-party approval

escrow-wire-release needs-approval

Neela guides and drafts. She never moves, holds, or releases your funds — that takes multi-party approval.

Dashboard states:

Marketplace

DST & Direct Listings 12 listings match your $850K exchange
DST Qualified

Inland Private Capital — Sunbelt Multifamily DST VI

Phoenix, AZ · 312 units · Class A

Min Investment

$100K

Target Return

6.2% pa

Hold Period

7 yr

Closes Aug 30, 2026

DST Qualified

Kay Properties — NNN Retail Net Lease DST IV

Nationwide · Dollar General, Walgreens anchors

Min Investment

$50K

Target Return

5.8% pa

Hold Period

5–7 yr

Open offering

DST Qualified

ExchangeRight — Essential Need DST 53

Midwest / Southeast · Essential retail

Min Investment

$25K

Target Return

5.5% pa

Hold Period

10 yr

Open offering

Direct Qualified

789 Ocean Ave, Santa Monica CA 90401

Single family · 3bd/2ba · 1,820 sqft

Asking Price

$849,000

Type

Like-Kind

Listed

Jun 1, 2026

MLS #CA-2026-88123

DST Qualified

Cantor Fitzgerald — Industrial Logistics DST II

Dallas-Ft Worth TX · 4 assets · 650K sqft

Min Investment

$250K

Target Return

7.1% pa

Hold Period

8 yr

Closing Sep 15, 2026

DST Verify KYC

Origin Investments — Multifamily CRE Fund IV

Chicago, IL · 8 assets

Min Investment

$500K

Target Return

8.4% pa

Hold Period

10 yr

Complete identity verification to unlock this offering.

Documents

All Exchange Documents
Complete

Exchange Agreement

E-signed Jun 30, 2026 · Open1031 QI

E-Signed

Settlement Statement (HUD-1)

Uploaded Jun 30, 2026 · 456 Sunset Blvd

Processed by Neela

W-9 (Taxpayer Certification)

Submitted Jun 29, 2026 · Matt Belcher · SSN •••-••-6789

Submitted
In Progress

Identification of Replacement Property Form

Awaiting e-signature · Due Aug 14, 2026

Pending Signature

Settlement Statement (Replacement)

Awaiting property selection

Not yet available
Locked

Escrow documents unlock after ID Hub is submitted.

Profile & Identity

KYC / Onboarding
MB

Matt Belcher

matt.belcher@email.com

Exchange #EX-2026-0042

Mailing Address 456 Sunset Blvd, Los Angeles, CA 90028
Account Type Individual Exchanger
Accredited Investor Verified

Identity Verification (KYC)

Basic Information

Name, address, date of birth — completed Jun 28, 2026

Complete

Government ID Verification

CA Driver's License · Verified via Persona · Jun 28, 2026

Verified

Selfie Liveness Check

Quick selfie to confirm identity — under 60 seconds. Required to unlock DST investments.

Accredited Investor Certification

Unlocks after liveness check. Self-certify or provide documentation.

Locked

Bank Account Verification (Plaid)

Links your bank for disbursement — required before exchange close.

Locked
Overall verification progress 60%
kyc-orchestration · running

Tax Deferral Calculator

Reinvestment Estimate
Pre-filled from exchange data. The "deferred tax" figure is the north-star number — the reason you are doing a 1031. All figures are illustrative estimates only — not tax advice.

Your Exchange Figures

Sale Price (Relinquished)

Seeded from Sales Hub

Original Purchase Price (Basis)

Capital Improvements

Accumulated Depreciation

Fed Cap Gains Rate

State Rate (CA)

Illustrative estimates only — not tax advice. Consult your CPA.

Tax Deferred by 1031 Exchange

$233,962

kept working for you instead of paid to the IRS

Sale Price$850,000
Adjusted Cost Basis− $278,000
Realized Capital Gain$572,000
Depreciation Recapture (§1250)$87,000
Federal Cap Gains Tax (20%)− $114,400
CA State Tax (13.3%)− $76,076
Depreciation Recapture Tax (25%)− $21,750
Net Investment Income Tax (3.8%)− $21,736
Total Tax Deferred $233,962

Compounding Advantage

Reinvesting $233,962 (your deferred tax) at 6% over 10 years produces an additional $185,800 in growth compared to selling and reinvesting after tax.

Build contract — exchanger surfaces
1 · One number, one action, per screen. The assurance band answers "where am I" with the two statutory clocks and "what next" with a single primary CTA. Everything else is secondary. Deadlines are framed forward — days remaining paired with the exact date and the gating action — because the job here is to lower anxiety, not manufacture urgency.
2 · An overdue clock is never a satisfied state. In the critical state the 45-day ring renders on --bad with the word EXPIRED and the escalation path. It must never green out, never round to zero-and-hide, and never be "extended" from this surface. A statutory date moves only through an approved four-eyes override recorded with its legal basis — an exchanger has no control that can do it.
3 · The exchanger can never move funds. Constructive receipt is the whole product. Nothing on any exchanger screen initiates, holds or releases money; the wire row shows needs-approval and stays there. Every disbursement requires four eyes, where the approver is not the proposer, and it happens in a Vectr workflow — never inline.
4 · Neela drafts and explains; she does not transact. Her guardrail line is permanent and non-dismissible. Her suggestion chips open a draft or a search — none of them commits a signature, a payment, or an identification.
5 · Signatures require the signer's own intent. E-Sign buttons take the exchanger to the signing ceremony under their own authenticated session (eSign Act / UETA). There is no "sign on behalf" affordance anywhere, for any role.
6 · KYC is the first gate and it gates real things. The locked marketplace card and the disabled ID Hub button are the same rule the API enforces, not a visual state. Nobody may mark another party verified.
7 · Every figure is DB-backed and every claim is provenanced. Calculator inputs seed from the exchange record and persist to Supabase — never localStorage for business state. The calculator carries its "illustrative estimate, not tax advice" disclaimer wherever the number appears. Workflow rows name the real Vectr workflow that produced them; a row with no workflow behind it does not ship.
7a · A workflow badge is a claim, and an unbuilt workflow says so. A solid vectr-badge asserts that a Vectr workflow ran and produced the row above it. A workflow that has not been built renders .is-unarmed — dashed amber, the literal words not yet armed, and a hollow non-pulsing status dot — and is named in the provenance banner at the top of the surface. It may never render as live, running, ready, watching or blocked, because all five read as "something is on this for me." forty-five-day-id-watcher, one-eighty-day-deadline-guard and escrow-funds-received are unbuilt today (docs/COMPLIANCE.md IRS1031-002 / -003 / -007: the app emits the lifecycle event, the consuming Vectr workflow is the open half), so all three are dashed everywhere they appear on this surface. The underlying facts stay as they are — the stored deadline dates are real, and the escrow receipt row stays green because the money genuinely arrived and a QI officer recorded it; only the claim about what noticed is withdrawn. The moment a workflow ships, its modifier and its banner clause come off together; never one without the other.
8 · Colour splits two jobs. Hub hue is wayfinding — which leg of the exchange — and status is a separate good / warn / bad scale that always ships with a word and an icon, so nothing is legible by colour alone.
9 · Tokens only. No raw hex in the implementation. Every colour resolves through tokens.css; text on a filled control uses that control's -on token (--hub-on, --bad-on) because white fails AA on the dark-theme fills. --ink-4 is icons, rules and disabled glyphs only — never body text.
Light and dark are both designed here. Matt Belcher, the address, the amounts and every identifier on this surface are synthetic demo data.