How the Exchange works

You list it, occupied. Price, rent and lease terms, visible only to investors holding an account. The tenant is not told, not shown, not disturbed.
Every investor here sees it. It goes to every investor holding an account in Campbell — people who want a rental that is already renting.
Sell it with the tenant in place. No vacancy, no staging, no showings on a Saturday. The rent keeps coming through escrow; the lease transfers at close.
1031 into the next one. Roll the proceeds into something bigger, newer or easier within the exchange window. General education — the timing and the tax are your CPA’s call.

Buy or sell a rental without emptying it.

Owners publish price, rent and lease terms; investors hold a free account to see them; the tenant stays in place through the sale. The map is every investor-owned home in 95008 from the county roll, and the ones listed for exchange.

List a rental you'd sell Build a Net Sheet Selling with tenants, in full

A ladder, not a cliff

Selling isn't the only rung.

Most owners think the choice is keep it or sell it and pay the tax. Under IRC §1031 there are three doors — and the second and third are the ones nobody explains.

1Keep collecting

Rent, repairs, the 11pm call. No tax event, no change.

2Sell outright

Cash in hand, tax due this year. The cliff most owners picture.

3Exchange up

Defer the tax, move the same capital into a better asset.

4Exchange to passive

Defer the tax, keep the income, hand off the management.

Rungs 3 and 4 run on the same clock: 45 days to identify, 180 to close, and the proceeds must never touch your hands — a qualified intermediary holds them. Miss a date and it becomes rung 2 whether you wanted it or not.

Three ways out

What do you want the money to do?

Sell

Take the cash and settle up. Capital gains, depreciation recapture and state tax come due in the year you close. Simplest — and the most expensive of the three if you were going to reinvest anyway.

Cash out

Exchange for a better asset

Roll the proceeds into another investment property and defer the tax. Newer building, better location, less management — the same capital doing more work.

Defer & upgrade

Exchange for passive income

Some owners want the income without the tenants. Fractional structures such as a Delaware Statutory Trust can qualify as replacement property. A DST is a security, not real estate — sold by licensed securities professionals, not by Tim, and not right for everyone.

Hands off

Tim is a licensed real estate broker — not a CPA, attorney, qualified intermediary or securities representative. None of the above is tax, legal or investment advice, or an offer of any security. Talk to your own CPA and a qualified intermediary before you list, not after.

Talk it through

Twenty minutes, no pitch.

Bring the address, the rent and roughly what you owe. You will leave knowing which rung actually fits, what the timing looks like, and what it would net — whether or not you ever list anything.

What we cover

What the property would realistically bring today
Whether an exchange is worth the clock, or selling outright is cleaner
Who you need on the team — CPA, qualified intermediary — and when
What a tenant-in-place sale looks like on the Exchange

Schedule a call → Or create your listing now → Or email Tim directly

Tim McMullen · Tim McMullen, Broker, CA DRE #02016832 · DRE #02016832

Book a thirty-minute Investor Exchange walkthrough

Pick a time (Pacific). Tim will call you, show you how the Exchange works and help you get your listing in front of the other investors in Campbell.

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Walk me through the Investor Exchange and help me list

Campbell by the numbers

The Campbell market, from the public record.

6,849 homes on record in 95008: 4,563 single-family, 1,698 condominium and townhome, 341 multi-family
299 recorded sales in the last 12 months; median sale price $1,835,000 (n = 299)
$1,768,000 median recorded sale over five years · n = 1,008
Typical home built in 1963

Figures update as sales are recorded in Santa Clara County. Market intelligence → · Methodology →