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4. Marginal (tax rate from chart) vs. Effective tax (actual rate applied)
Contribution of Capital
• Partnerships: Any or no consideration is required
Example: If Harry buys a house for $100,000 and puts an additional $25,000 in
improvements and upgrades to the house, then the adjusted basis equals
$125,000. Some upgrades, such as a furnace or boiler is amortized or
depreciated over a period of time, meaning that a portion of the cost is
deducted over the useful life of the building.
3) Stepped-up basis: Equals the fair market value of property at the death of a
person that becomes the basis of the beneficiary. This means when someone
dies and the beneficiaries receive property as part of a bequest, the basis in the
property for tax purposes will be the current value of the property, not the
original purchase price to the decedent.
Example: Harry buys some stock in 1980 for $10,000 and holds it until his
death and bequeaths the stock to Joe. The current value of the stock is
$50,000. At the time of Harry's death, Joe's stepped up basis in the stock is
$50,000.
Profits & Losses
4) Amount realized, Gain or Profit: The cash received-adjusted basis
upon sale or disposition of property; otherwise considered what is
taxable as gain or profit.
Example: In our previous example, if Harry has an adjusted basis in
a house for $125,000 and later sells it for $200,000, then the
amount realized from the transaction is $75,000, or the difference
between the adjusted basis and the sale price.
5) Loss: The amount lost if the sale price of property is less than the
purchase price or adjusted basis. Losses are sometimes deductible,
or can offset similar types of gains.
7) Passive income: Income earned from investments that are held for
more than 1 year. Taxed at a maximum rate of 15%. Does not apply
to income earned from an asset or activity in which the taxpayer is
actively engaged in the business.
Example: Harry owns some stock worth $10,000 in a company in which he is not
actively engaged. If he holds the stock for more than 1 year and then sells it for
$7,500, the loss can be offset against other passive income he has realized.
9) Capital gains: Gain realized from profits earned from disposition of passive income.
Passive income can be offset from passive losses. The current capital gains rate is a
maximum rate of 15%.
Example: Harry owns some stock worth $10,000 in a company in which he is not
actively engaged. If he holds the stock for more than 1 year and then sells it for
$15,000, the gain from the sale of the stock, or $15,000 will be taxed at a maximum
rate of 15%.
10) Short term gain: Income earned from investments held or activity engaged in for
less than 1 year. Taxed as ordinary income.
2) Objective: What are all sources of income? What are deductible expenses
and how will they be deductible, e.g. ordinary or capitalized over term? Any
carry forward of deductions?
3) Result: At what rate will the investor be taxed? Marginal (schedule rate on
income) vs effective rate (based upon computation of actual tax).
Problems
What type of entity should be
created?
1) Prescription Drug Is a manufacturer of PMS and menopause-
related treatment. The industry is subject to heavy government
regulation by the FDA, including extensive trial tests, documentation
and consumer information, and strict liability for negligence in
handling or dispensing the drug. Company has 4 departments and
a heavy investment in research and development. Investors include
individual chemists and scientists who are leading experts in this
field of research, university and institutional investors
pharmaceutical companies.
.
What type of entity should be
created?
3) A group of four college roommates decide to develop three lots: one
for commercial and two residential multi-family dwellings. Only two
of the four roommates have any experience in real estate
development, one as a marketing agent and the other working for
an engineering firm. The other two have experience in banking, and
retail sales and $10,000 each. They do not have enough money to
develop all of the lots at the same time, so they will develop and
finance them in stages. They propose to sell units to up to 90
passive investors total (30 investors per lot) who are looking to take
the initial losses and profits from the business. Some investors want
to invest in the commercial, but not the residential development.
They are looking for an income stream. Banks will require personal
guarantees of all of the roommates. Some of the investors may be
foreign aliens. As part of closing, title insurance will be obtained
and they intend to use bonded contractors.
What allocation of interest?
• What is the level of risk for A and B in each
of the following hypotheticals, assuming A
is contributing $100,000, no additional
contributions, veto power, no salary; and B
is contributing $10,000 plus sweat equity,
salary of $5000/mo., no cash contribution,
interest for cash, past and future services.
Risk and Interest?
• a). ALT 1: A is a retired military who is a
widower. His contribution is his nest egg.
He relies on social security and disability
payments, owns 2 apartment buildings. He
is 60 years of age and in fair health.
Assumptions
A is contributing $100,000, no additional contributions, veto power,
no salary
B is contributing $10,000 plus sweat equity, salary of $5000/mo., no
cash contribution, interest for cash, past and future services.
Question: A is a retired military who is a widower. His contribution is his nest egg.
He relies on social security and disability payments, owns 2 apartment buildings.
He is 60 years of age and in fair health.
Answer:
• Level of risk-
– Low-moderate
• Fixed income; no money to “play with”
• Age: old, less time to wait around for profits
• Proportion of debt and equity-
– More debt than equity?
• Debt has less risk, greater assurance of repayment
• A will want to make a conservative investment
• A is retired, probably does not want involvement in business operations
Risk and Interest?
b) ALT 2: A is a real estate attorney, with a
profitable practice from which he receives
a salary of $120,000. He has other
investments that bring in $10,000 a year,
is 32 years of age, and is looking to retire
by the time he is 40 years of age.
Assumptions:
A is contributing $100,000, no additional contributions, veto power, no
salary
B is contributing $10,000 plus sweat equity, salary of $5000/mo., no
cash contribution, interest for cash, past and future services.