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Investing in Opportunity Zones: What Changes Could Mean for You

• David (Viacheslav) Davidenko

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The episode delves into Opportunity Zones, exploring their potential to boost investment in economically struggling communities while addressing concerns about gentrification and uneven benefits. Key takeaways focus on understanding tax advantages for investors, examining both success stories and lingering challenges, and contemplating the future of the program as it nears the 2026 sunset date.

• Overview of Opportunity Zones and their aimed impact 
• Explanation of Qualified Opportunity Funds and investment structures 
• In-depth look at tax benefits and incentives for investors 
• Initial investment surge followed by a notable decline 
• Mixed results and criticism regarding community impact 
• Successes in urban revitalization versus gentrification concerns 
• Potential legislative changes and future of the program 
• Key considerations for community engagement and impact assessment

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Speaker 1:

Welcome back everyone. We're diving into a topic that's been generating a lot of buzz lately Opportunity zones.

Speaker 2:

Yeah, there's certainly no shortage of opinions on them.

Speaker 1:

That's for sure. Our listener today has sent over a whole collection of articles, reports, even some personal notes. It's clear they're really looking to get a solid grasp on this program.

Speaker 2:

Makes sense. It aims to bring investment to struggling communities. But with the 2026 sunset date on the horizon, a lot of folks are wondering what the future holds.

Speaker 1:

Exactly so before we get into the nitty gritty of tax breaks and impact assessments, let's just lay the groundwork. What are opportunity zones in the simplest terms?

Speaker 2:

Well, they're basically these specially designated census tracts.

Speaker 1:

OK, census tracts. We're talking very specific geographic areas.

Speaker 2:

Right, and they're handpicked by state governors. Yeah, then they get the seal of approval from the US Treasury.

Speaker 1:

And what makes these areas special? Why are they chosen?

Speaker 2:

They're identified as places facing, you know, significant economic distress, the kind of places that could really use an influx of investment.

Speaker 1:

I see. So the goal is to attract private money to these zones.

Speaker 2:

Exactly, and the way they do that is by offering some pretty enticing tax benefits to investors.

Speaker 1:

Ah yes, the tax breaks. That seems to be a big part of what's piqued our listeners' interest.

Speaker 2:

Definitely, and that's where these things called qualified opportunity funds come into play QOFs for short.

Speaker 1:

QOFs. Okay, and our listener has included some materials about different types of QOFs. Can you tell us a bit more about that? Sure?

Speaker 2:

You'll see them structured in various ways Partnerships, corporations, you name it Even as REITs, sometimes. So different structures, but the core purpose is the same Right. Essentially, they all pool money from investors with the goal of funneling it into projects located within these opportunity zones.

Speaker 1:

And these projects. What kind of things are we talking about?

Speaker 2:

Oh, it's pretty wide range. Some QOFs are all about developing affordable housing, which is desperately needed in many of these areas. Others might invest in renewable energy projects, small businesses even things like upgrading infrastructure.

Speaker 1:

So it's not just limited to real estate development.

Speaker 2:

Not at all. That's one of the interesting things about this program. It allows for investment across a lot of different sectors.

Speaker 1:

OK. So we've got these zones, we've got these QOFs funneling money into them, but the real incentive for investors seems to be on the tax side.

Speaker 2:

Definitely, and that's where things get kind of interesting. It's not just one tax benefit. There are actually a few layers to it.

Speaker 1:

All right, well, let's peel back those layers. Then what's the first perk for investors?

Speaker 2:

Well, imagine you've sold, let's say, a piece of property and you've made a nice capital gain.

Speaker 1:

Okay, so I've got this profit from the sale.

Speaker 2:

Right. Typically you'd have to pay taxes on that gain right away. But with an Opportunity Zone investment you can defer those taxes.

Speaker 1:

Defer meaning I can push those taxes down the road.

Speaker 2:

Exactly. You can put that money into a QOF and you won't have to pay those capital gains taxes until the end of 2026.

Speaker 1:

Ah, okay, so that's perk number one, tax deferral. But I have a feeling there's more. Our listeners specifically highlighted something called a step-up in basis.

Speaker 2:

Ah yes. Now this is where it gets even sweeter for long-term investors. So let's say you hold on to that QOF investment for at least five years, you'll actually get a 10% reduction in those taxable gains.

Speaker 1:

Wow, a 10% discount just for holding on. Not bad at all.

Speaker 2:

And if you hang in there for a full seven years boom the reduction bumps up to 15%.

Speaker 1:

So the longer you hold, the bigger the break.

Speaker 2:

That's a pretty compelling incentive to stick with these investments Absolutely. It encourages investors to really commit to these communities for the long haul.

Speaker 1:

All right. So we've got delayed taxes, we've got reductions based on how long you hold. What else is there?

Speaker 2:

Well, this is what some people call the holy grail of opportunity zone benefit.

Speaker 1:

Ooh, this sounds intriguing.

Speaker 2:

If you hold that QOF investment for a full 10 years, any profit you make when you sell it completely tax-free.

Speaker 1:

Whoa tax-free gains. Now that's a pretty big deal.

Speaker 2:

It is. It's a powerful incentive to make a long-term commitment to these projects.

Speaker 1:

Okay. With benefits like that, it's no wonder there was a huge influx of money into Opportunity Zones initially. Some of the reports you sent mentioned billions of dollars pouring in.

Speaker 2:

Yeah, the early years were definitely a boom time. By late 2024, the program had raised a total of $39.5 billion, but then things seemed to have cooled off a bit.

Speaker 1:

That's right. Our listener has a bunch of articles about that slowdown, what happened?

Speaker 2:

Well, if you look at the numbers, there was this incredible growth spurt, especially in 2021, 2022. They added something like $10 billion in just nine months.

Speaker 1:

Wow, that's a serious surge in investment. It was.

Speaker 2:

But then the pace slowed down quite a bit. The most recent $9.5 billion took over two years to accumulate. So not a complete standstill but definitely a shift in momentum. Yeah, and in fact, q2 of 2024 saw fundraising drop by a whopping 70 percent compared to the same period the year before, 70 percent.

Speaker 1:

That's a pretty steep decline. I'm guessing that approaching sunset date has something to do with it.

Speaker 2:

You got it. As we inch closer to 2026, that window for tax deferral starts shrinking.

Speaker 1:

So new investors are facing a much shorter time frame to reap those full benefits.

Speaker 2:

Right, and that makes the program less appealing, especially for those really big long-term projects that take time to develop.

Speaker 1:

Okay, that makes sense. It's like a ticking clock for anyone hoping to maximize those tax advantages. But before we get into the future of the program and all the debate about potential changes, let's talk about what's happened so far. Have opportunity zones actually lived up to their promise?

Speaker 2:

Well, that's the million-dollar question, isn't it? And it's one that sparked quite a bit of debate, as you can see from all the articles our listeners sent over.

Speaker 1:

Right. Some highlight the positive outcomes, while others raise some pretty serious concerns. Some highlight the positive outcomes, while others raise some pretty serious concerns. So let's unpack it all. What are some of the concrete successes we've seen from Opportunity Zone investments?

Speaker 2:

One of the biggest areas of impact has been in housing. They financed over 192,000 housing units through these QOFs 192,000 units.

Speaker 1:

That's a lot of housing.

Speaker 2:

It is, and a lot of them are multifamily projects, which you know helps address the housing shortage in a lot of these communities.

Speaker 1:

That's a pretty significant contribution, but from the research you sent, it seems like not all zones are benefiting equally. There's this concern about uneven distribution of the investment.

Speaker 2:

Yeah, that's a valid point. You definitely see this clustering of investment in more urban areas. Some rural opportunity zones haven't seen nearly as much funding.

Speaker 1:

And just how uneven are we talking? There was a study you highlighted that found that only a small fraction of designated zones were getting the lion's share of the money. Right, it was something like 5% of of designated zones were getting the lion's share of the money.

Speaker 2:

Right, it was something like 5% of the designated zones, accounting for the majority of the investment.

Speaker 1:

Wow, 5%. So that raises questions about whether the program is truly reaching all the communities it was designed to help. And even within the zones that have seen investment, it sounds like the results are kind of mixed.

Speaker 2:

Exactly. Some zones have experienced some real positive changes. You know property values going up, job growth, that kind of thing but others haven't felt much of a difference.

Speaker 1:

So it's not a simple success story across the board.

Speaker 2:

No, it's not. And there's this whole debate swirling around whether opportunity zones are actually fueling gentrification.

Speaker 1:

Gentrification meaning pushing out longtime residents and businesses instead of helping them.

Speaker 2:

Right, it's a complicated issue and there are definitely some valid concerns there.

Speaker 1:

Well, I think to really understand the impact of this program, it might be helpful to look at some specific examples. You've included some interesting case studies in your research.

Speaker 2:

Yeah, there are a few that stand out.

Speaker 1:

Would you mind walking us through a couple of those.

Speaker 2:

Sure. One that's often cited as a success story is Birmingham, Alabama. They've used Opportunity Zone funding to revitalize their downtown.

Speaker 1:

Oh, birmingham, that's interesting. What did they do specifically?

Speaker 2:

They really focused on attracting new businesses, creating this kind of vibrant hub of activity, and it seems to be working. It's a good example of how targeted investments can have this ripple effect, bringing life back to a struggling area.

Speaker 1:

So a positive example of how the program can be used effectively. But you've also included some cases where things haven't gone quite as smoothly.

Speaker 2:

Right. Los Angeles, for example, has become kind of a flashpoint in this whole debate about gentrification.

Speaker 1:

What's happened in LA.

Speaker 2:

Well, some argue that the Opportunity Zone investments there have actually accelerated gentrification, driving up housing costs and displacing residents who've lived there for years.

Speaker 1:

So a much different outcome than what we saw in Birmingham.

Speaker 2:

Yeah, it really highlights the need for careful planning and community engagement to make sure these investments are truly benefiting the people who live there.

Speaker 1:

It's not enough to just attract investment. It has to be the right kind of investment done in the right way.

Speaker 2:

Exactly. The LA case really underscores the importance of having safeguards in place to prevent these unintended consequences.

Speaker 1:

This brings us to a critical point, and it's something our listener is clearly interested in. What about the future of the Opportunity Zone program? With the 2026 sunset date looming, there's a lot of talk about whether it will be extended, revamped or just allowed to fade away.

Speaker 2:

There's definitely a lot of discussion happening right now and there are some interesting proposals on the table for how the program could be changed.

Speaker 1:

Well, let's dive into those. What are some of the key ideas being floated around?

Speaker 2:

One of the big ones is updating how the zones themselves are designated.

Speaker 1:

So revisiting which areas qualify as opportunity zones.

Speaker 2:

Right. Some lawmakers are proposing to give states the ability to recertify or even redesignate zones based on current economic conditions.

Speaker 1:

That makes sense. Things can change pretty quickly. We wouldn't want to keep pouring money into areas that no longer need it while others are struggling.

Speaker 2:

Exactly. It's about making sure the resources are going where they're most needed.

Speaker 1:

What else is being considered? I know there's been talk about making it easier to invest in certain types of projects, especially rehabilitation projects.

Speaker 2:

Yeah, there's this rule right now this basis doubling requirement that makes it more complicated to invest in revitalizing existing structures.

Speaker 1:

Hold on, that went a little over my head. What is this basis doubling thing?

Speaker 2:

Maybe you can break it down for our listeners who might not be familiar with that term. Sure, so think of it this way you buy a property for, say, $100,000. That's your cost basis. Now you make improvements, spend another $50,000 fixing it up. Your cost basis is now $150,000.

Speaker 1:

Okay, makes sense.

Speaker 2:

But under the current and opportunities-owned rules for certain rehab projects that basis gets doubled. So instead of $150,000, it's treated as $300,000 for tax purposes.

Speaker 1:

Ah, I see. So it artificially inflates the value, which can create complications.

Speaker 2:

Exactly, and it could discourage investment in those kinds of projects. So the proposal is to adjust that requirement, make it easier to invest in projects that breathe new life into what's already there.

Speaker 1:

Okay, so updating zones, easing restrictions on rehab projects? What else is on the table? I know your research mentions efforts to broaden the pool of potential investors.

Speaker 2:

Right, there's this growing recognition that focusing just on capital gains might be too narrow, so some folks are proposing to expand the incentives, maybe introduce some new tax credits or other mechanisms that would appeal to a wider range of investors.

Speaker 1:

Interesting, so it's like casting a wider net to bring more people into the game.

Speaker 2:

Yeah, exactly. But with all this talk about attracting investment, we can't forget about accountability.

Speaker 1:

Right. How do we know if these investments are actually making a difference? You included some concerns about transparency and the need for better impact measurement.

Speaker 2:

Absolutely. There's a real push for mandatory reporting and impact assessments.

Speaker 1:

So requiring QOFs to track how their money is being used, what kind of outcomes they're producing.

Speaker 2:

Right. Transparency is key here. We need to make sure the program is living up to its promise that the benefits are actually reaching the communities they're supposed to help.

Speaker 1:

So, with all these potential changes swirling around, what does this mean for someone like our listener, who's been really digging into this topic? What are the key takeaways here?

Speaker 2:

I think the biggest takeaway is that the future of Opportunity Zones is really at a crossroads, that 2026 deadline is fast approaching.

Speaker 1:

And there's a lot at stake.

Speaker 2:

There is. If the program gets extended and some of these proposed changes are implemented, it could be a really powerful tool for community development.

Speaker 1:

But it sounds like there's also a real need to proceed with caution.

Speaker 2:

Oh, absolutely.

Speaker 1:

We have to learn from both the successes and the challenges we've seen over the past few years. Right, it's about making sure these investments are truly equitable, that they benefit everyone, not just a select few.

Speaker 2:

Exactly, and that's going to require careful consideration, community involvement and a willingness to adapt and make adjustments as we go.

Speaker 1:

It feels like we're at this like really crucial moment for opportunity zones. There's this potential for positive change, but also, you know, some real risks if things aren't handled carefully.

Speaker 2:

Yeah, definitely. We need to be really mindful of that potential for gentrification, for pushing people out instead of lifting them up.

Speaker 1:

Right right, making sure these investments are actually aligned with what the community wants and needs, long-term, exactly. So I guess, as we kind of wrap up this deep dive, what's the most important message you want to leave with our listener, the person who sent us all this material.

Speaker 2:

I'd say it's that the future of opportunity zones. It's not just about what happens in Washington, you know, with lawmakers and policies. It's about what happens in Washington, you know, with lawmakers and policies. It's about what's happening on the ground in these communities themselves.

Speaker 1:

So it's about that local engagement making sure everyone has a seat at the table.

Speaker 2:

Exactly. It's about residents, community leaders, investors all working together to figure out what's best for their neighborhoods.

Speaker 1:

And you've obviously spent a lot of time looking into this. What would you say are some of the key things our listeners should keep in mind as they continue to explore opportunity zones, maybe even in their own community?

Speaker 2:

Hmm, that's a good question. I think it's really important to go beyond, just like the headlines and the big numbers you know, really dig into the specifics of different projects.

Speaker 1:

So don't just look at how much money is being invested, but what that money is actually doing.

Speaker 2:

Right, right. How many affordable housing units are being created? What kinds of businesses are being supported? What's the overall impact on the community, both socially and economically? So it's about looking at the whole know. What are the long-term goals here? How will this benefit people who already live in this neighborhood? Are there safeguards in place to prevent displacement?

Speaker 1:

It sounds like being informed, being engaged. That's really key here. Our listener has obviously done a great job gathering information, but now it's about taking that knowledge and, you know, becoming an active participant.

Speaker 2:

Definitely, and remembering that this is a program that's still evolving, the next few years are going to be crucial.

Speaker 1:

Well, on that note, I think we've reached the end of our deep dive. It's been a fascinating exploration of you know the complexities and the potential of opportunity zones.

Speaker 2:

It has, and I hope our listener feels, you know, empowered to keep exploring this topic and maybe even play a role in shaping his future.

Speaker 1:

We've covered a lot of ground today, but I'm sure there are still plenty of questions swirling around in your head. So, as you continue your own research, I want to leave you with this If you had the power to redesign the Opportunity Zone program, what would you change? What would you do to make sure it truly benefits the communities it's intended to help? Keep that question in mind as you delve deeper, and, who knows, maybe you'll come up with some innovative solutions that could make a real difference. Thanks for joining us on this deep dive. Until next time, keep exploring, keep learning and keep diving deep into the topics that matter to you.

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David (Viacheslav) Davidenko

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