Interactive tools and calculators for common tax and real estate analyses, plus reference resources for navigating IRS correspondence. Each tool runs entirely in your browser — no information is transmitted, stored, or collected. The tools provide mechanical calculations and general informational guidance based on the inputs provided and the assumptions documented on each tool page. They are not a substitute for professional advice on a specific matter, and the firm strongly recommends professional review of any result before it is acted on.
Companion analytic to the Structuring Tool, addressing the upstream question: does this deal pencil? Spans thirty deal-type archetypes across six asset classes — for-sale residential (spec, flip, conversion, condo development), hold residential (small multifamily, value-add and stabilized apartments, build-to-rent, STR, MTR, SFR BRRRR), commercial (office value-add and stabilized, retail strip with anchor, industrial warehouse, self-storage, medical office and life sciences), hospitality (full-service, limited-service, boutique), mixed-use (condo-over-retail, condo-hotel-retail), ground-up development (multifamily, commercial, hotel, land entitlement), and specialty (NNN single-tenant, sale-leaseback, LIHTC syndication under § 42, QOZ investment under §§ 1400Z-1/1400Z-2 with OZ 2.0 forward-compatibility). Produces a full sources-and-uses statement, ranked capital stack with per-class share, three-mode debt schedule (interest-only, amortizing, IO-then-amort with configurable IO period), multi-year operating pro forma with year-by-year revenue, OpEx, NOI, debt service, CFBT, DSCR, and debt yield; deal-level IRR and MOIC with quality flags surfacing under-coverage, implied cap below target, IRR non-convergence, and loss-of-capital cases; LP and sponsor IRR under a Thread 1 equity-share split (full per-class waterfall with LP preference accrual, GP catch-up, multi-tier promote, and clawback ships in a subsequent thread); exit calculation supporting both cap-rate disposition (for hold deals) and for-sale net-proceeds (for spec/flip/conversion/development); five-by-five sensitivity grid configurable on rent growth, sales velocity, occupancy, exit cap rate, sales price, or ADR; break-even thresholds; and a ten-tab Excel workbook spanning Deal Summary, Capital Stack, Year 1-N Pro Forma, Capital Accounts, Waterfall by Event, Per-Partner Ledger, Disposition Summary, K-1 Projections, Sensitivity Dashboard, and Notes & Assumptions (live SUM and DSCR formulas in tabs 1-3 today; remaining tabs ship with computed values pending the per-partner allocation thread). Generates a print-grade feasibility memorandum (DRAFT) citing the OBBBA 100% bonus depreciation reinstatement under I.R.C. § 168(k) (OBBBA § 70302 / Pub. L. 119-21), § 704(b) substantial economic effect, § 752 recourse allocation, Treas. Reg. § 1.704-2 minimum gain, § 1.704-3 allocation methods, and (where relevant on disposition) § 1031 forward-compatibility. Reads sibling-tool outputs (Structuring outcome, Single-Member EF draft, Multi-Member Eight-Step draft, and the 12-Step Operating Agreement draft) and pre-populates project name, jurisdiction, capital classes, and waterfall hints; pushes its own outcome forward into the Structuring Tool for the per-partner allocation work.
RESERVE member access only. Public preview available; full tool requires RESERVE-tier engagement with the firm. Learn about RESERVE membership →
Comprehensive deal-structuring environment for sophisticated practitioners. Models multi-class capital stacks with unlimited member classes, configurable distribution waterfalls (American and European, multi-tier promote with IRR or MOIC hurdles, GP catch-up, partial and full clawback), member debt under § 752 classification (recourse · qualified nonrecourse financing under § 465(b)(6) · partner nonrecourse), governance frameworks, state tax overlays across 50 states with conformity flags for § 168(k), § 163(j), § 461(l), and § 199A, sensitivity heat map, structural notes engine, and term-sheet export. Supports the full range of deal structures: Operating LLC, Joint Venture, Fund, Master-Feeder, Private and Public REIT, UPREIT, DownREIT, Qualified Opportunity Fund, Qualified Opportunity Zone Business, Tenancy in Common under Rev. Proc. 2002-22, Delaware Statutory Trust under Rev. Rul. 2004-86, Series LLC, ground lease, and cooperative structures. Phase II (live) adds full § 704(b)/§ 704(c) allocation engines with three-method comparison, capital account roll-forward, and § 754 election analysis; Phase III (live) adds blocker structures, FIRPTA, and tax-exempt UBTI analysis; Phase IV (live) adds REIT, OZ, TIC, and DST compliance dashboards; Phase V (live) adds an interactive SVG structural diagram with drag-and-drop and a comprehensive Deal Memorandum PDF export; Phase VI (live) adds full § 163(j), § 461(l), § 199A engines, state PTET evaluation, multi-state apportionment, nonresident withholding, and year-by-year capital account roll-forward. Phase VII (live) delivers the full deal document stack with three securities compliance levels under Regulation D private placement (F&F 506(b) lean / Sophisticated 506(b) / 506(c) general solicitation), entity and signatory inputs, per-investor details, and end-to-end document assembly producing a comprehensive HTML deal package ready for firm review. Phase VIII (live) adds the State Law Engine across all fifty states plus the District of Columbia with full statutory references, charging order rules (exclusive remedy where applicable; Florida Olmstead carve-out; Delaware, Wyoming, Nevada, Texas exclusive-remedy), Series LLC availability, fiduciary duty waivability, publication requirements (New York § 206), and notable features woven into the Operating Agreement at the points where state law actually matters; the Multi-Tier Entity Structure feature supports Holdco / Property Opco / Sponsor / Trust / Blocker / Feeder hierarchies at any depth; per-entity Operating Agreement generation; per-state Blue Sky notices; and an Entity Structure Diagram document added to every package. Phase VIII.5 (live) extends the State Law Engine from 8 states to all 50 states plus DC, adds New York § 206 publication compliance auto-generation with statutory requirement, six-step checklist, notice template, DOS filing instructions, and cost estimate, and wires Phase III blocker recommendations directly into the Step 10 entity tree with one-click Add to Entity Structure buttons. Phase VIII.6 (live) adds proper input formatting (every dollar input displays with $ and commas, every percentage with the percent sign — rendered on blur, edited as raw digits on focus, parsed transparently by the underlying engine), plus six representative starter scenarios that pre-populate the tool with realistic deal structures (single-family spec build, multifamily value-add, ground-up development, opportunity zone, friends & family, institutional fund with foreign blocker). Phase VIII.7 (live) adds: rebuilt and reliable number formatting layer; persons/entities entered directly inside each member class card (with real-time variance display); and a new Level 0 — No Reg D Filing (Small JV) securities-compliance option for small operating-member joint ventures, which replaces the standard Reg D document stack with a counsel-authored JV Securities Analysis Memo and per-investor Member Joinders. All phases through VIII.7 complete.
RESERVE member access only. Public preview available; full tool requires RESERVE-tier engagement with the firm. Learn about RESERVE membership →
Look up the IRS notice or letter you have received to learn what it means, the deadline to respond, the consequences of inaction, and whether engaging counsel is typically advisable. Covers Notice of Deficiency (the 90-day letter), Final Notice of Intent to Levy, Federal Tax Lien filings, CP2000 underreporter notices, examination 30-day letters, Trust Fund Recovery Penalty proposals, and other common IRS communications.
Open guide →For the individual investor — high earner, professional, executive, or business owner — evaluating whether a rental real estate acquisition can generate paper losses that legally offset W-2 wages, professional income, or active business income, and projecting the federal and state tax economics of the investment over a user-defined hold period. The tool walks the seven independent paths out of § 469 per se passive treatment so each property strategy is evaluated against the right rule: short-term rentals with average customer use of 7 days or less (Exception A); medium-term furnished rentals of 8–30 days with significant personal services (Exception B, corporate housing); hotels, B&Bs, and inns where extraordinary personal services dominate (Exception C); rentals incidental to a non-rental business (Exception D, held-for-sale property or de minimis ranch lots); business-hours nonexclusive-use facilities (Exception E, golf courses, marinas, parking lots, self-storage); self-rentals to a partnership, S corporation, or JV in which the taxpayer participates (Exception F); and Real Estate Professional Status under § 469(c)(7), including spousal qualification on a joint return. Implements the full two-step analytical framework (Step 1 per se passive evaluation, Step 2 material participation under the seven tests of Reg. § 1.469-5T), § 168(k) bonus depreciation under OBBBA with state non-conformity across all 50 states, § 461(l) excess business loss limitation with the 2026 threshold reduction, § 172 NOL carryforward with the 80% limitation, sale-year § 1245/1250 recapture and capital gain allocation, NIIT, a credit-score-based mortgage rate estimator, and after-tax internal rate of return.
Scope. Designed for a single property acquired through a single-member LLC or direct individual ownership. For multi-member deal structuring with capital stacks, distribution waterfalls, § 704(b)/(c) allocations, member debt under § 752, and Regulation D securities compliance, see the Deal Builder.
Public preview available; full analysis available to members. The public preview runs the § 469 eligibility analysis (per se passive test plus material participation) and shows the Year 1 federal tax savings. The multi-year projection, sale-year recapture allocation, disposition strategy comparison (Sale vs § 1031 vs § 1014 Step-Up), sensitivity heat map, STR/LTR/Hybrid comparison, and the firm-specific Donovan Legal Tax Strategy and Exit Planning toggles are available to GOLD, PLATINUM, and RESERVE members. Learn about membership →
Run public preview →Comprehensive analysis of a like-kind exchange of real estate under § 1031. Models realized gain, recognized gain (cash boot + net mortgage boot), deferred gain, and substituted basis under § 1031(d). Handles the three identification rules (3-property, 200%, 95%), 45-day identification and 180-day acquisition timelines with date visualization, basis carryover with continuing depreciation, the § 121 + § 1031 combination for converted residences, depreciation recapture in boot recognition (§ 1245 ordinary + § 1250 unrecaptured), state non-conformity (CA FTB 3840, OR Form 24, PA conformity as of 2023), and deferred tax computation. Includes an optional Donovan Legal Tax Strategy toggle that re-runs the analysis under the firm's methodology and shows the side-by-side comparison — particularly impactful for § 121 + § 1031 layered transactions. Reference material on reverse exchanges, improvement exchanges, drop-and-swap, TIC, and DST structures.
Public preview & member access. Public preview shows realized gain, identification rules timeline, boot top line, and the § 121 + § 1031 layered diagnostic. The full feature set — tax detail (§ 1245 / § 1250 / LTCG / NIIT), basis bifurcation under Reg. § 1.168(i)-6, deferred federal and state tax, the Donovan Legal Tax Strategy toggle, multi-year holding-period projection, Reverse Exchange under Rev. Proc. 2000-37, Drop-and-Swap (both variants), and Multi-Property exchange under Reg. § 1.1031(j)-1 — is available to all members across GOLD, PLATINUM, and RESERVE tiers. Learn about membership →
Open calculator →Calculate the FIRPTA withholding amount due at closing on the sale of a U.S. real property interest by a foreign person, including the personal-residence reduced-rate brackets and the effect of an IRS-issued withholding certificate.
Open calculator →Estimate the federal income tax on a long-term capital gain at the preferential rate brackets (0%, 15%, 20%) plus the 3.8% net investment income tax where applicable. Handles single, married filing jointly, head of household, and married filing separately statuses.
Open calculator →Comprehensive cost segregation analysis for real estate investors. Selects from 9 property-type industry benchmarks (residential STR, residential LTR, office, retail, industrial, hospitality, medical, self-storage, restaurant) and allocates the reclassification across 5-, 7-, and 15-year MACRS categories. Computes first-year deduction with § 168(k) bonus depreciation (100% restored under OBBBA after January 19, 2025), separates federal and state treatment based on state § 168(k) conformity (only 8 states conform; 33 decouple; 9 have no income tax), applies the mid-month convention based on the month placed in service for the 27.5/39-year shell, multi-year depreciation projection, study-cost ROI, look-back study with § 481(a) catch-up and Form 3115 filing, and § 1245 vs § 1250 recapture exposure at sale. Includes an optional Donovan Legal Tax Strategy toggle that re-runs the analysis under the firm's methodology and shows the side-by-side comparison. Reference material on § 263(a) tangible property regulations (partial asset disposition, routine maintenance safe harbor, de minimis safe harbor).
Open calculator →Estimate the IRS’s Reasonable Collection Potential (RCP) calculation under the offer in compromise rules — the formula the IRS uses to determine the minimum offer amount it will typically accept. Inputs include net realizable equity in assets and disposable monthly income. This is an estimator only, not an eligibility determination.
Open calculator →Twelve-step document assembly tool for a Single-Member LLC formed in Florida, Delaware, or Wyoming. Generates a draft Operating Agreement (disregarded-entity tax treatment with optional S-corp election), Initial Resolutions, Articles of Organization information, and an SS-4 worksheet for the EIN application. Includes lender-grade Single-Purpose Entity covenants and charging-order protection language calibrated to the formation state's statutory framework (Florida Olmstead carve-out; Delaware, Wyoming exclusive-remedy charging order). The most common entity structure used by real estate investors and operators for property acquisition and holding.
Member access only. No public preview — single-member LLC document generation involves state-specific Single-Purpose Entity covenants, charging-order language, and tax elections that require firm engagement to produce defensible output. Available to GOLD, PLATINUM, and RESERVE members. All output is subject to firm review and final issuance. Learn about membership →
Learn about membership →Eight-step document assembly tool for a Multi-Member LLC across ten jurisdictions (Florida, Delaware, Wyoming, Texas, New York, California, South Carolina, North Carolina, South Dakota, and Nevada). Single class of Membership Interests with optional Preferred Return; all-cash Capital Contributions; traditional allocations following Percentage Interests. State-aware drafting parameterizes statutory citations, charging-order treatment under each state’s LLC act, and fiduciary-duty modification (including DE § 18-1101(c) elimination where elected). Builds the three-document deal package: Operating Agreement, Subscription Agreement, and Joinder Agreement. Partnership tax provisions include the BBA Partnership Representative regime with push-out election, § 754 election (mandatory, manager-discretion, member-request, or no-election), and § 752 nonrecourse-liability allocation. Standard exit mechanics: ROFO, ROFR, drag-along, and tag-along. Securities compliance is calibrated to Level 0 (joint venture; Howey/Williamson analysis memo) or Level 1 (Reg D 506(b) friends-and-family offering with Risk Disclosure Letter). HoldCo·OpCo, full § 704(b) safe-harbor allocations, multi-tier IRR promote waterfalls, and 506(c) offerings with full PPM remain in the RESERVE twelve-step tool.
Member access only. No public preview — multi-member document assembly involves jurisdiction-specific partnership-tax elections and securities-compliance representations that require firm engagement to produce defensible output. Available to PLATINUM and RESERVE members. All output is subject to firm review and final issuance. Learn about membership →
Learn about membership →Twelve-step document assembly tool for a Multi-Member LLC across fifteen jurisdictions (Delaware, Florida, Massachusetts, New York, New Jersey, California, Texas, Colorado, Georgia, Maryland, North Carolina, South Carolina, Nevada, South Dakota, and Wyoming). State-aware drafting parameterizes statutory citations, formation-certificate language, charging-order treatment, fiduciary-duty modification, and Series LLC availability where statutorily authorized. Builds the full five-document deal package: Operating Agreement, Subscription Agreement, Joinder, Capital Call Notice, and Side Letter. Tax provisions include the BBA Partnership Representative regime, § 704(b) targeted or PIPCA allocations with all seven regulatory chargebacks, § 704(c) and § 754 / § 743(b) elections, and § 752 debt allocation. Governance and exit mechanics include multi-tier promote waterfall with catch-up and clawback, ROFO / ROFR, drag-along, tag-along, and four buy-sell variants (Texas Shootout, Dutch Auction, Put-Call, Appraisal). Optional Single-Purpose Entity covenants with Independent Manager, Series reservation, restrictive covenants, and confidentiality articles.
RESERVE member access only. No public preview — the multi-member document package generation involves jurisdiction-specific allocation regimes and partnership-tax elections that require firm engagement to produce defensible output. All output is subject to firm review and final issuance. Learn about RESERVE membership →
Learn about membership →Advisory instrument that precedes document assembly. Investor identity routing across nine routes (domestic individual; tax-exempt with UBTI / UDFI and § 514(c)(9) fractions-rule analysis; sovereign wealth fund under § 892 with commercial-activity taint considerations; foreign individual with FIRPTA / ECI / § 1446(f) exposure; foreign corporation with branch-profits tax and treaty analysis; per-se foreign corporation cross-checked against Reg. § 301.7701-2(b)(8); foreign pension with § 897(l) QFPF certification; domestic trust with grantor / non-grantor / dynasty sub-routes; foreign trust with grantor / non-grantor sub-routes including § 679 outbound transfer rules and § § 665–668 throwback / UNI accumulation machinery). Full check-the-box framework under Reg. § 301.7701-3: default classification matrix, Form 8832 mechanics with the 75-day retroactive / 12-month prospective window and 60-month limitation, late-election relief under Rev. Proc. 2009-41, treaty residence and LOB interaction (six common LOB tests with the CTB-for-treaty-purposes analysis under § 894(c)), hybrid and dual-resident considerations (§ 269B, § 267A anti-hybrid), and § 708(b)(2) partnership division and merger mechanics with the >50%-capital-and-profits continuation rule. Output is a structuring memorandum routing the engagement to the appropriate downstream document tool (Single-Member, Multi-Eight, or RESERVE 12-Step).
RESERVE member access only. No public preview — the analysis crosses into bespoke counsel territory the moment a foreign investor, blocker layer, or treaty election is in play, and is paired with separate engagement-letter terms. Learn about RESERVE membership →
Learn about membership →Disclaimer. The calculators on this site are provided for general informational and illustrative purposes only and do not constitute legal, tax, accounting, or financial advice. The calculators apply simplified assumptions to the inputs provided and are not a substitute for professional analysis of a specific matter. Tax rates, brackets, withholding percentages, and IRS standards change from time to time; calculator outputs may not reflect current law. Use of these calculators does not create an attorney-client relationship with Donovan Legal PLLC or any of its attorneys. Donovan Legal PLLC, 301 W. Atlantic Avenue, Suite 5, Delray Beach, Florida 33444.