Analysis · Long-form
Real Estate · Deep reads on the numbers that matter.
Analyses are longer than a news card and more structured than an opinion piece. Each digests a specific research report, dataset, or macro question into a Noesis view — with primary-source attribution and cross-links to the rest of our framework.
2 analyses available.
- Tax strategy · Real estate 2026-09-03
Real estate investment tax strategies — the practical drill-down
The 12 legal levers investment real estate investors use to defer, reduce, or eliminate tax on property: §1031 exchange (with 45/180-day rules), reverse and improvement 1031, cost segregation study, bonus depreciation phase-out (100%→80%→60%→40%→20%→0%), Passive Activity Loss rules + REPS + Short-Term Rental loophole, Opportunity Zones, Delaware Statutory Trust, BRRRR strategy, installment sale, §121 primary-residence exclusion + non-qualified use trap. Includes worked examples and a stacked-strategy playbook for a $500k-earning dentist over 30 years.
Real Estate Tax InvestingIRS §1031/§453/§469/§121 · Cornell LII · IRS Rev. Proc. 2000-37 · Treasury OZ Regs · Novogradac
- Tax strategy · Wealth transfer 2026-09-03
Buy, Borrow, Die — how Larry Ellison uses Oracle stock as a tax-free ATM
The ultra-wealthy rarely sell appreciated assets. They borrow against them, hold to death, and heirs get a stepped-up cost basis under IRC §1014 — the lifetime gain evaporates from the income tax system. Comprehensive analysis: the stock version (Ellison), the real estate version most homeowners can actually use, the state tax landscape from Nevada to New Jersey, California Prop 13 + Prop 60/90/19 senior portability, and a roadmap of the wider tax arbitrage landscape.
Tax Wealth Transfer Real EstateAnchor: 24/7 Wall St. (Sept 3, 2026) · CA BOE · CA FTB · Cornell LII · Tax Foundation