1. Ozone benefit for a $10mm investment
Original income tax basis
Additions to basis after seven year hold $1,500,000
Adjusted tax basis $1,500,000
Less: lower of deferred gain or 12/2026 FMV ($ 3,200,000)
Taxable capital gain as of 12/31/ $1,700,000
Capital gains tax at 4/15/2027 at 21% tax rate $357,000*
*Versus $2,100,000 at 4/15/19

2. “Typical” LIHTC project without Ozone benefit
Opportunity Zone Fund
Benefit Schedule for Investor 1
9% New Construction (City, ST)
October December 2037
Property Cash Needs
Cash Used for Federal Investment
Load
AMF Reserves
Gross Proceeds
Federal Tax Credits
Total Tax Deductions
Capital (Gain) / Loss on Disposition
Tax Benefits at 21.0%
Net Benefits
Cumulative Net Benefits
2018
1,603,400
334,042
5,000
1,942,442 -
24,040
5,048
(1,937,393)
2019
5,447,835
5,150
5,452,985
577,051
1,167,245
822,173
(4,630,812)
(6,568,205)
2020
965,765
5,305
971,070
900,720
458,138
996,929
25,859
(6,542,346)
2021
5,464
466,246
998,632
993,168
(5,549,178)
2022
5,628
470,820
999,592
993,965
(4,555,213)
2023
5,796
480,675
1,001,662
995,865
(3,559,348)
2024
5,970
489,150
1,003,441
997,471
(2,561,877)
2025
6,149
498,434
1,005,391
999,242
(1,562,635)
2026
6,334
503,278
1,006,408
1,000,075
(562,561)
2027
6,524
509,657
1,007,748
1,001,224
438,664
2028
6,720
513,189
1,008,490
1,001,770
1,440,434
2029
6,921
323,669
515,830
431,993
425,072
1,865,506
2030
7,129
521,459
109,506
102,378
1,967,883
2031
7,343
529,054
111,101
103,759
2,071,642
2032
7,563
535,786
112,515
104,952
2,176,594
2033
7,790
543,314
114,096
106,306
2,282,900
2034
175,493
36,854
2,319,754
2035
2036
2037
8,017,000
100,784
8,451,826
9,007,200
8,226,317
10,771,580
Quarterly Effective IRR
Quarterly Effective - After Tax: 5.10%

3. Same project with Ozone benefit
Opportunity Zone Fund
Benefit Schedule for Investor 1 with Opportunity Zone Incentives
9% New Construction (City, ST)
October December 2037
Property Cash Needs
Cash Used for Federal Investment
Load
Allocable Investment
AMF Reserves
Gross Proceeds
Capital Gains Tax Deferral
Capital Gain Recognized
Opportunity Zone Exemption
Capital Gains Tax
Federal Tax Credits
Total Tax Deductions
Capital (Gain) / Loss on Disposition
Exempted Gain on Disposition
Tax Benefits at 21.0%
Net Benefits
Cumulative Net Benefits
2018
1,603,400
334,042
1,937,442
5,000
1,942,442
406,863 -
24,040
5,048
(1,530,531)
2019
5,447,835
5,150
5,452,985
1,144,045
577,051
1,167,245
822,173
(3,486,767)
(5,017,297)
2020
965,765
5,305
971,070
202,811
900,720
458,138
996,929
228,670
(4,788,627)
2021
5,464
466,246
998,632
993,168
(3,795,459)
2022
5,628
470,820
999,592
993,965
(2,801,495)
2023
5,796
480,675
1,001,662
995,865
(1,805,629)
2024
5,970
489,150
1,003,441
997,471
(808,158)
2025
6,149
498,434
1,005,391
999,242
191,084
2026
6,334
2,672,333
(1,252,656)
(298,132)
503,278
1,006,408
701,942
893,026
2027
6,524
509,657
1,007,748
1,001,224
1,894,250
2028
6,720
513,189
1,008,490
1,001,770
2,896,020
2029
6,921
323,669
515,830
431,993
425,072
3,321,092
2030
7,129
521,459
109,506
102,378
3,423,470
2031
7,343
529,054
111,101
103,759
3,527,228
2032
7,563
535,786
112,515
104,952
3,632,181
2033
7,790
543,314
114,096
106,306
3,738,487
2034
175,493
36,854
3,775,340
2035
2036
2037
8,017,000
8,351,042
100,784
8,451,826
1,753,719
9,007,200
8,226,317
10,771,580
Quarterly Effective IRR
Quarterly Effective - After Tax: %

4. Open Issues
How should the Ozone benefit be split between investors and developers. If there is .10 in pricing spread between non-zone and ozone benefits, many developers will ask for .08 despite having done nothing to earn it and the risk that the state agencies will simply cut back on their LITC allocations
State taxation – the ultimate benefit analysis of a LIHTC/Ozone investment needs to consider state taxation. The outcome can vary widely from a state that does not follow the current IRC to a state like Ohio which is considering adding a 10% state tax credit for Ohio projects
Will we be able to stage capital installments to match completion benchmarks without running afoul of the so-called “90% test”
IRS/Treasury are likely to add investment impact reporting requirements