<description>&lt;p dir="ltr"&gt;In this episode of Uncontested Investing, we break down one of the most misunderstood tools in real estate tax strategy: Opportunity Zones. We unpack what a Qualified Opportunity Zone actually is, how the program was created under the Tax Cuts and Jobs Act of 2017, and why it matters for investors looking to defer capital gains, reduce tax liability, and potentially eliminate gains entirely on long-term projects.&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;We walk through a real-world example from the Brunswick Naval Air Station in Maine, talk about converting old mills and strip malls into housing, and outline the three big tax incentives: deferral, step-up in basis, and full exclusion after a 10-year hold. Then we flip to the other side of the coin—market risk in distressed areas, zoning and code upgrades, long-term commitment, and why due diligence and local planning insight are non-negotiable.&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;If you've been hearing about Opportunity Zones but aren't sure how they work or whether they fit your strategy, this episode will give you a clear framework for spotting good OZ deals, avoiding landmines, and partnering with the right fund managers and tax pros.  &lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;Key Talking Points of the Episode&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;00:00 Introduction&lt;/p&gt; &lt;p dir="ltr"&gt;01:25 What are opportunity zones and how were they created?&lt;/p&gt; &lt;p dir="ltr"&gt;02:24 Not all opportunity zones are created equal&lt;/p&gt; &lt;p dir="ltr"&gt;03:20 Key tax benefits: deferral, reduction, and elimination&lt;/p&gt; &lt;p dir="ltr"&gt;04:25 Impact investing: breathing life into distressed communities&lt;/p&gt; &lt;p dir="ltr"&gt;05:02 Tax terms explained: Deferral of capital gains, step-up in basis, and more&lt;/p&gt; &lt;p dir="ltr"&gt;06:36 Housing shortage, mills, and adaptive reuse&lt;/p&gt; &lt;p dir="ltr"&gt;07:32 Qualified Opportunity Funds &amp; 180-day rule&lt;/p&gt; &lt;p dir="ltr"&gt;09:24 Residential developments in opportunity zones&lt;/p&gt; &lt;p dir="ltr"&gt;10:28 Commercial and mixed-use opportunities&lt;/p&gt; &lt;p dir="ltr"&gt;11:27 Redevelopment &amp; infrastructure improvement&lt;/p&gt; &lt;p dir="ltr"&gt;12:16 Build-to-rent on raw land in opportunity zones&lt;/p&gt; &lt;p dir="ltr"&gt;13:01 The market risks in a distressed area&lt;/p&gt; &lt;p dir="ltr"&gt;14:11 Planning board meetings and understanding regulatory and compliance risk&lt;/p&gt; &lt;p dir="ltr"&gt;15:39 Long-term commitment and exit strategy&lt;/p&gt; &lt;p dir="ltr"&gt;16:05 Do opportunity zones fit your investment goals?&lt;/p&gt; &lt;p dir="ltr"&gt;17:01 Partnering with experienced Opportunity Fund managers&lt;/p&gt; &lt;p dir="ltr"&gt;18:05 The importance of understanding property taxes when investing in opportunity zones&lt;/p&gt; &lt;p dir="ltr"&gt;19:16 Opportunity zones in broader economic development&lt;/p&gt; &lt;p dir="ltr"&gt;20:33 Scaling from residential to commercial&lt;/p&gt; &lt;p&gt;&lt;strong&gt;&lt;br /&gt; &lt;br /&gt; &lt;br /&gt; &lt;br /&gt;&lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;Quotables&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;"Not all opportunity zones are created equal, not all are going to be tailor made like the one that you found, but they still are a great investment opportunity."&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;"What doesn't look like a pretty picture on the onset can actually going to be one of the most fruitful investments that an investor can make."&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;"Do they align with your investment goals. Don't just do it because it's trendy or because you heard about it on a podcast."&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;Links&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;RCN Capital&lt;/p&gt; &lt;p dir="ltr"&gt;&lt;a href= "https://www.rcncapital.com/podcast"&gt;https://www.rcncapital.com/podcast&lt;/a&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;&lt;a href= "https://www.instagram.com/rcn_capital/"&gt;https://www.instagram.com/rcn_capital/&lt;/a&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;info@rcncapital.com&lt;/p&gt; &lt;p&gt;&lt;strong&gt; &lt;/strong&gt;&lt;/p&gt; &lt;p dir="ltr"&gt;REI INK&lt;/p&gt; &lt;p dir="ltr"&gt;&lt;a href= "https://rei-ink.com/"&gt;https://rei-ink.com/&lt;/a&gt;&lt;/p&gt;</description>

Uncontested Investing

REI Ink Magazine

How Opportunity Zones Could Be Your Next Opportunity with Tax Benefits

DEC 2, 202522 MIN
Uncontested Investing

How Opportunity Zones Could Be Your Next Opportunity with Tax Benefits

DEC 2, 202522 MIN

Description

In this episode of Uncontested Investing, we break down one of the most misunderstood tools in real estate tax strategy: Opportunity Zones. We unpack what a Qualified Opportunity Zone actually is, how the program was created under the Tax Cuts and Jobs Act of 2017, and why it matters for investors looking to defer capital gains, reduce tax liability, and potentially eliminate gains entirely on long-term projects.

We walk through a real-world example from the Brunswick Naval Air Station in Maine, talk about converting old mills and strip malls into housing, and outline the three big tax incentives: deferral, step-up in basis, and full exclusion after a 10-year hold. Then we flip to the other side of the coin—market risk in distressed areas, zoning and code upgrades, long-term commitment, and why due diligence and local planning insight are non-negotiable.

If you've been hearing about Opportunity Zones but aren't sure how they work or whether they fit your strategy, this episode will give you a clear framework for spotting good OZ deals, avoiding landmines, and partnering with the right fund managers and tax pros. 

Key Talking Points of the Episode

00:00 Introduction

01:25 What are opportunity zones and how were they created?

02:24 Not all opportunity zones are created equal

03:20 Key tax benefits: deferral, reduction, and elimination

04:25 Impact investing: breathing life into distressed communities

05:02 Tax terms explained: Deferral of capital gains, step-up in basis, and more

06:36 Housing shortage, mills, and adaptive reuse

07:32 Qualified Opportunity Funds & 180-day rule

09:24 Residential developments in opportunity zones

10:28 Commercial and mixed-use opportunities

11:27 Redevelopment & infrastructure improvement

12:16 Build-to-rent on raw land in opportunity zones

13:01 The market risks in a distressed area

14:11 Planning board meetings and understanding regulatory and compliance risk

15:39 Long-term commitment and exit strategy

16:05 Do opportunity zones fit your investment goals?

17:01 Partnering with experienced Opportunity Fund managers

18:05 The importance of understanding property taxes when investing in opportunity zones

19:16 Opportunity zones in broader economic development

20:33 Scaling from residential to commercial

Quotables

"Not all opportunity zones are created equal, not all are going to be tailor made like the one that you found, but they still are a great investment opportunity."

"What doesn't look like a pretty picture on the onset can actually going to be one of the most fruitful investments that an investor can make."

"Do they align with your investment goals. Don't just do it because it's trendy or because you heard about it on a podcast."

Links

RCN Capital

https://www.rcncapital.com/podcast

https://www.instagram.com/rcn_capital/

[email protected]

REI INK

https://rei-ink.com/