Enter the date you closed (or expect to close) on the sale of your relinquished property. This calculator shows your two critical 1031 exchange deadlines and counts down the days remaining.
Day 0: The clock starts on your property sale closing date.
Day 45: You must formally identify up to three replacement properties to your Qualified Intermediary in writing. Missing this deadline disqualifies the exchange entirely.
Day 180: You must close on at least one identified replacement property. This deadline cannot be extended. If day 180 falls after your tax filing deadline, you must file an extension.
✓ Deadline reminders at 30, 14, and 7 days before your 45‑day and 180‑day deadlines
✓ Weekly curated NNN listings from investment‑grade tenants matched to your exchange timeline
✓ Access to Steve, our NNN investment advisor, for personalized property search assistance
✓ Current cap rate benchmarks and market data for the tenants you care about
If no replacement property was properly identified with your Qualified Intermediary by the end of the 45‑day identification period, the exchange may not qualify for tax deferral. That usually means the sale may become taxable instead of rolling into a deferred exchange. Confirm your exact status with your Qualified Intermediary, CPA, tax advisor, or attorney before making decisions.
If you are still before day 45, the priority is different: identify replacement properties that can actually close, not just properties that look good on paper. For NNN buyers, that means checking tenant credit, lease term, guaranty, rent bumps, debt replacement, financing timing, and backup options before the identification window closes.
✓ Sale close date and current day in the exchange
✓ Day 45 and day 180 deadlines
✓ Qualified Intermediary status and any properties already identified
✓ Equity amount, debt replacement need, target income, and financing status
✓ Tenant-credit preference, geography, cap-rate floor, and backup-property status
Start urgent replacement-property triage or contact Investment Grade.
InvestmentGrade.com specializes in investment‑grade NNN properties for 1031 exchange buyers. Our team can help you identify and close on the right replacement property before your deadline. Contact us to start your search.