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Printiable State Tax Form

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Printiable State Tax Form

Printiable state tax form 3. Printiable state tax form   Ordinary or Capital Gain or Loss for Business Property Table of Contents Introduction Topics - This chapter discusses: Useful Items - You may want to see: Section 1231 Gains and LossesNonrecaptured section 1231 losses. Printiable state tax form Depreciation RecaptureSection 1245 Property Section 1250 Property Installment Sales Gifts Transfers at Death Like-Kind Exchanges and Involuntary Conversions Multiple Properties Introduction When you dispose of business property, your taxable gain or loss is usually a section 1231 gain or loss. Printiable state tax form Its treatment as ordinary or capital is determined under rules for section 1231 transactions. Printiable state tax form When you dispose of depreciable property (section 1245 property or section 1250 property) at a gain, you may have to recognize all or part of the gain as ordinary income under the depreciation recapture rules. Printiable state tax form Any remaining gain is a section 1231 gain. Printiable state tax form Topics - This chapter discusses: Section 1231 gains and losses Depreciation recapture Useful Items - You may want to see: Publication 534 Depreciating Property Placed in Service Before 1987 537 Installment Sales 547 Casualties, Disasters and Thefts 551 Basis of Assets 946 How To Depreciate Property Form (and Instructions) 4797 Sales of Business Property See chapter 5 for information about getting publications and forms. Printiable state tax form Section 1231 Gains and Losses Section 1231 gains and losses are the taxable gains and losses from section 1231 transactions (discussed below). Printiable state tax form Their treatment as ordinary or capital depends on whether you have a net gain or a net loss from all your section 1231 transactions. Printiable state tax form If you have a gain from a section 1231 transaction, first determine whether any of the gain is ordinary income under the depreciation recapture rules (explained later). Printiable state tax form Do not take that gain into account as section 1231 gain. Printiable state tax form Section 1231 transactions. Printiable state tax form   The following transactions result in gain or loss subject to section 1231 treatment. Printiable state tax form Sales or exchanges of real property or depreciable personal property. Printiable state tax form This property must be used in a trade or business and held longer than 1 year. Printiable state tax form Generally, property held for the production of rents or royalties is considered to be used in a trade or business. Printiable state tax form Depreciable personal property includes amortizable section 197 intangibles (described in chapter 2 under Other Dispositions). Printiable state tax form Sales or exchanges of leaseholds. Printiable state tax form The leasehold must be used in a trade or business and held longer than 1 year. Printiable state tax form Sales or exchanges of cattle and horses. Printiable state tax form The cattle and horses must be held for draft, breeding, dairy, or sporting purposes and held for 2 years or longer. Printiable state tax form Sales or exchanges of other livestock. Printiable state tax form This livestock does not include poultry. Printiable state tax form It must be held for draft, breeding, dairy, or sporting purposes and held for 1 year or longer. Printiable state tax form Sales or exchanges of unharvested crops. Printiable state tax form The crop and land must be sold, exchanged, or involuntarily converted at the same time and to the same person and the land must be held longer than 1 year. Printiable state tax form You cannot keep any right or option to directly or indirectly reacquire the land (other than a right customarily incident to a mortgage or other security transaction). Printiable state tax form Growing crops sold with a lease on the land, though sold to the same person in the same transaction, are not included. Printiable state tax form Cutting of timber or disposal of timber, coal, or iron ore. Printiable state tax form The cutting or disposal must be treated as a sale, as described in chapter 2 under Timber and Coal and Iron Ore. Printiable state tax form Condemnations. Printiable state tax form The condemned property must have been held longer than 1 year. Printiable state tax form It must be business property or a capital asset held in connection with a trade or business or a transaction entered into for profit, such as investment property. Printiable state tax form It cannot be property held for personal use. Printiable state tax form Casualties and thefts. Printiable state tax form The casualty or theft must have affected business property, property held for the production of rents and royalties, or investment property (such as notes and bonds). Printiable state tax form You must have held the property longer than 1 year. Printiable state tax form However, if your casualty or theft losses are more than your casualty or theft gains, neither the gains nor the losses are taken into account in the section 1231 computation. Printiable state tax form For more information on casualties and thefts, see Publication 547. Printiable state tax form Property for sale to customers. Printiable state tax form   A sale, exchange, or involuntary conversion of property held mainly for sale to customers is not a section 1231 transaction. Printiable state tax form If you will get back all, or nearly all, of your investment in the property by selling it rather than by using it up in your business, it is property held mainly for sale to customers. Printiable state tax form Example. Printiable state tax form You manufacture and sell steel cable, which you deliver on returnable reels that are depreciable property. Printiable state tax form Customers make deposits on the reels, which you refund if the reels are returned within a year. Printiable state tax form If they are not returned, you keep each deposit as the agreed-upon sales price. Printiable state tax form Most reels are returned within the 1-year period. Printiable state tax form You keep adequate records showing depreciation and other charges to the capitalized cost of the reels. Printiable state tax form Under these conditions, the reels are not property held for sale to customers in the ordinary course of your business. Printiable state tax form Any gain or loss resulting from their not being returned may be capital or ordinary, depending on your section 1231 transactions. Printiable state tax form Copyrights. Printiable state tax form    The sale of a copyright, a literary, musical, or artistic composition, or similar property is not a section 1231 transaction if your personal efforts created the property, or if you acquired the property in a way that entitled you to the basis of the previous owner whose personal efforts created it (for example, if you receive the property as a gift). Printiable state tax form The sale of such property results in ordinary income and generally is reported in Part II of Form 4797. Printiable state tax form Treatment as ordinary or capital. Printiable state tax form   To determine the treatment of section 1231 gains and losses, combine all your section 1231 gains and losses for the year. Printiable state tax form If you have a net section 1231 loss, it is ordinary loss. Printiable state tax form If you have a net section 1231 gain, it is ordinary income up to the amount of your nonrecaptured section 1231 losses from previous years. Printiable state tax form The rest, if any, is long-term capital gain. Printiable state tax form Nonrecaptured section 1231 losses. Printiable state tax form   Your nonrecaptured section 1231 losses are your net section 1231 losses for the previous 5 years that have not been applied against a net section 1231 gain. Printiable state tax form Therefore, if in any of your five preceding tax years you had section 1231 losses, a net gain for the current year from the sale of section 1231 assets is ordinary gain to the extent of your prior losses. Printiable state tax form These losses are applied against your net section 1231 gain beginning with the earliest loss in the 5-year period. Printiable state tax form Example. Printiable state tax form In 2013, Ben has a $2,000 net section 1231 gain. Printiable state tax form To figure how much he has to report as ordinary income and long-term capital gain, he must first determine his section 1231 gains and losses from the previous 5-year period. Printiable state tax form From 2008 through 2012 he had the following section 1231 gains and losses. Printiable state tax form Year Amount 2008 -0- 2009 -0- 2010 ($2,500) 2011 -0- 2012 $1,800 Ben uses this information to figure how to report his net section 1231 gain for 2013 as shown below. Printiable state tax form 1) Net section 1231 gain (2013) $2,000 2) Net section 1231 loss (2010) ($2,500)   3) Net section 1231 gain (2012) 1,800   4) Remaining net section 1231 loss from prior 5 years ($700)   5) Gain treated as  ordinary income $700 6) Gain treated as long-term  capital gain $1,300 Depreciation Recapture If you dispose of depreciable or amortizable property at a gain, you may have to treat all or part of the gain (even if otherwise nontaxable) as ordinary income. Printiable state tax form To figure any gain that must be reported as ordinary income, you must keep permanent records of the facts necessary to figure the depreciation or amortization allowed or allowable on your property. Printiable state tax form This includes the date and manner of acquisition, cost or other basis, depreciation or amortization, and all other adjustments that affect basis. Printiable state tax form On property you acquired in a nontaxable exchange or as a gift, your records also must indicate the following information. Printiable state tax form Whether the adjusted basis was figured using depreciation or amortization you claimed on other property. Printiable state tax form Whether the adjusted basis was figured using depreciation or amortization another person claimed. Printiable state tax form Corporate distributions. Printiable state tax form   For information on property distributed by corporations, see Distributions to Shareholders in Publication 542, Corporations. Printiable state tax form General asset accounts. Printiable state tax form   Different rules apply to dispositions of property you depreciated using a general asset account. Printiable state tax form For information on these rules, see Publication 946. Printiable state tax form Section 1245 Property A gain on the disposition of section 1245 property is treated as ordinary income to the extent of depreciation allowed or allowable on the property. Printiable state tax form See Gain Treated as Ordinary Income, later. Printiable state tax form Any gain recognized that is more than the part that is ordinary income from depreciation is a section 1231 gain. Printiable state tax form See Treatment as ordinary or capital under Section 1231 Gains and Losses, earlier. Printiable state tax form Section 1245 property defined. Printiable state tax form   Section 1245 property includes any property that is or has been subject to an allowance for depreciation or amortization and that is any of the following types of property. Printiable state tax form Personal property (either tangible or intangible). Printiable state tax form Other tangible property (except buildings and their structural components) used as any of the following. Printiable state tax form See Buildings and structural components below. Printiable state tax form An integral part of manufacturing, production, or extraction, or of furnishing transportation, communications, electricity, gas, water, or sewage disposal services. Printiable state tax form A research facility in any of the activities in (a). Printiable state tax form A facility in any of the activities in (a) for the bulk storage of fungible commodities (discussed on the next page). Printiable state tax form That part of real property (not included in (2)) with an adjusted basis reduced by (but not limited to) the following. Printiable state tax form Amortization of certified pollution control facilities. Printiable state tax form The section 179 expense deduction. Printiable state tax form Deduction for clean-fuel vehicles and certain refueling property. Printiable state tax form Deduction for capital costs incurred in complying with Environmental Protection Agency sulfur regulations. Printiable state tax form Deduction for certain qualified refinery property. Printiable state tax form Deduction for qualified energy efficient commercial building property. Printiable state tax form Amortization of railroad grading and tunnel bores, if in effect before the repeal by the Revenue Reconciliation Act of 1990. Printiable state tax form (Repealed by Public Law 99-514, Tax Reform Act of 1986, section 242(a). Printiable state tax form ) Certain expenditures for child care facilities if in effect before repeal by Public Law 101-58, Omnibus Budget Reconciliation Act of 1990, section 11801(a)(13) (except with regards to deductions made prior to November 5, 1990). Printiable state tax form Expenditures to remove architectural and transportation barriers to the handicapped and elderly. Printiable state tax form Deduction for qualified tertiary injectant expenses. Printiable state tax form Certain reforestation expenditures. Printiable state tax form Deduction for election to expense qualified advanced mine safety equipment property. Printiable state tax form Single purpose agricultural (livestock) or horticultural structures. Printiable state tax form Storage facilities (except buildings and their structural components) used in distributing petroleum or any primary product of petroleum. Printiable state tax form Any railroad grading or tunnel bore. Printiable state tax form Buildings and structural components. Printiable state tax form   Section 1245 property does not include buildings and structural components. Printiable state tax form The term building includes a house, barn, warehouse, or garage. Printiable state tax form The term structural component includes walls, floors, windows, doors, central air conditioning systems, light fixtures, etc. Printiable state tax form   Do not treat a structure that is essentially machinery or equipment as a building or structural component. Printiable state tax form Also, do not treat a structure that houses property used as an integral part of an activity as a building or structural component if the structure's use is so closely related to the property's use that the structure can be expected to be replaced when the property it initially houses is replaced. Printiable state tax form   The fact that the structure is specially designed to withstand the stress and other demands of the property and cannot be used economically for other purposes indicates it is closely related to the use of the property it houses. Printiable state tax form Structures such as oil and gas storage tanks, grain storage bins, silos, fractionating towers, blast furnaces, basic oxygen furnaces, coke ovens, brick kilns, and coal tipples are not treated as buildings, but as section 1245 property. Printiable state tax form Facility for bulk storage of fungible commodities. Printiable state tax form   This term includes oil or gas storage tanks and grain storage bins. Printiable state tax form Bulk storage means the storage of a commodity in a large mass before it is used. Printiable state tax form For example, if a facility is used to store oranges that have been sorted and boxed, it is not used for bulk storage. Printiable state tax form To be fungible, a commodity must be such that one part may be used in place of another. Printiable state tax form   Stored materials that vary in composition, size, and weight are not fungible. Printiable state tax form Materials are not fungible if one part cannot be used in place of another part and the materials cannot be estimated and replaced by simple reference to weight, measure, and number. Printiable state tax form For example, the storage of different grades and forms of aluminum scrap is not storage of fungible commodities. Printiable state tax form Gain Treated as Ordinary Income The gain treated as ordinary income on the sale, exchange, or involuntary conversion of section 1245 property, including a sale and leaseback transaction, is the lesser of the following amounts. Printiable state tax form The depreciation and amortization allowed or allowable on the property. Printiable state tax form The gain realized on the disposition (the amount realized from the disposition minus the adjusted basis of the property). Printiable state tax form A limit on this amount for gain on like-kind exchanges and involuntary conversions is explained later. Printiable state tax form For any other disposition of section 1245 property, ordinary income is the lesser of (1) earlier or the amount by which its fair market value is more than its adjusted basis. Printiable state tax form See Gifts and Transfers at Death, later. Printiable state tax form Use Part III of Form 4797 to figure the ordinary income part of the gain. Printiable state tax form Depreciation taken on other property or taken by other taxpayers. Printiable state tax form   Depreciation and amortization include the amounts you claimed on the section 1245 property as well as the following depreciation and amortization amounts. Printiable state tax form Amounts you claimed on property you exchanged for, or converted to, your section 1245 property in a like-kind exchange or involuntary conversion. Printiable state tax form Amounts a previous owner of the section 1245 property claimed if your basis is determined with reference to that person's adjusted basis (for example, the donor's depreciation deductions on property you received as a gift). Printiable state tax form Depreciation and amortization. Printiable state tax form   Depreciation and amortization that must be recaptured as ordinary income include (but are not limited to) the following items. Printiable state tax form Ordinary depreciation deductions. Printiable state tax form Any special depreciation allowance you claimed. Printiable state tax form Amortization deductions for all the following costs. Printiable state tax form Acquiring a lease. Printiable state tax form Lessee improvements. Printiable state tax form Certified pollution control facilities. Printiable state tax form Certain reforestation expenses. Printiable state tax form Section 197 intangibles. Printiable state tax form Childcare facility expenses made before 1982, if in effect before the repeal of IRC 188. Printiable state tax form Franchises, trademarks, and trade names acquired before August 11, 1993. Printiable state tax form The section 179 deduction. Printiable state tax form Deductions for all the following costs. Printiable state tax form Removing barriers to the disabled and the elderly. Printiable state tax form Tertiary injectant expenses. Printiable state tax form Depreciable clean-fuel vehicles and refueling property (minus the amount of any recaptured deduction). Printiable state tax form Environmental cleanup costs. Printiable state tax form Certain reforestation expenses. Printiable state tax form Qualified disaster expenses. Printiable state tax form Any basis reduction for the investment credit (minus any basis increase for credit recapture). Printiable state tax form Any basis reduction for the qualified electric vehicle credit (minus any basis increase for credit recapture). Printiable state tax form Example. Printiable state tax form You file your returns on a calendar year basis. Printiable state tax form In February 2011, you bought and placed in service for 100% use in your business a light-duty truck (5-year property) that cost $10,000. Printiable state tax form You used the half-year convention and your MACRS deductions for the truck were $2,000 in 2011 and $3,200 in 2012. Printiable state tax form You did not take the section 179 deduction. Printiable state tax form You sold the truck in May 2013 for $7,000. Printiable state tax form The MACRS deduction in 2013, the year of sale, is $960 (½ of $1,920). Printiable state tax form Figure the gain treated as ordinary income as follows. Printiable state tax form 1) Amount realized $7,000 2) Cost (February 2011) $10,000   3) Depreciation allowed or allowable (MACRS deductions: $2,000 + $3,200 + $960) 6,160   4) Adjusted basis (subtract line 3 from line 2) $3,840 5) Gain realized (subtract line 4 from line 1) $3,160 6) Gain treated as ordinary income (lesser of line 3 or line 5) $3,160 Depreciation on other tangible property. Printiable state tax form   You must take into account depreciation during periods when the property was not used as an integral part of an activity or did not constitute a research or storage facility, as described earlier under Section 1245 property. Printiable state tax form   For example, if depreciation deductions taken on certain storage facilities amounted to $10,000, of which $6,000 is from the periods before their use in a prescribed business activity, you must use the entire $10,000 in determining ordinary income from depreciation. Printiable state tax form Depreciation allowed or allowable. Printiable state tax form   The greater of the depreciation allowed or allowable is generally the amount to use in figuring the part of gain to report as ordinary income. Printiable state tax form However, if in prior years, you have consistently taken proper deductions under one method, the amount allowed for your prior years will not be increased even though a greater amount would have been allowed under another proper method. Printiable state tax form If you did not take any deduction at all for depreciation, your adjustments to basis for depreciation allowable are figured by using the straight line method. Printiable state tax form   This treatment applies only when figuring what part of gain is treated as ordinary income under the rules for section 1245 depreciation recapture. Printiable state tax form Multiple asset accounts. Printiable state tax form   In figuring ordinary income from depreciation, you can treat any number of units of section 1245 property in a single depreciation account as one item if the total ordinary income from depreciation figured by using this method is not less than it would be if depreciation on each unit were figured separately. Printiable state tax form Example. Printiable state tax form In one transaction you sold 50 machines, 25 trucks, and certain other property that is not section 1245 property. Printiable state tax form All of the depreciation was recorded in a single depreciation account. Printiable state tax form After dividing the total received among the various assets sold, you figured that each unit of section 1245 property was sold at a gain. Printiable state tax form You can figure the ordinary income from depreciation as if the 50 machines and 25 trucks were one item. Printiable state tax form However, if five of the trucks had been sold at a loss, only the 50 machines and 20 of the trucks could be treated as one item in determining the ordinary income from depreciation. Printiable state tax form Normal retirement. Printiable state tax form   The normal retirement of section 1245 property in multiple asset accounts does not require recognition of gain as ordinary income from depreciation if your method of accounting for asset retirements does not require recognition of that gain. Printiable state tax form Section 1250 Property Gain on the disposition of section 1250 property is treated as ordinary income to the extent of additional depreciation allowed or allowable on the property. Printiable state tax form To determine the additional depreciation on section 1250 property, see Additional Depreciation, below. Printiable state tax form Section 1250 property defined. Printiable state tax form   This includes all real property that is subject to an allowance for depreciation and that is not and never has been section 1245 property. Printiable state tax form It includes a leasehold of land or section 1250 property subject to an allowance for depreciation. Printiable state tax form A fee simple interest in land is not included because it is not depreciable. Printiable state tax form   If your section 1250 property becomes section 1245 property because you change its use, you can never again treat it as section 1250 property. Printiable state tax form Additional Depreciation If you hold section 1250 property longer than 1 year, the additional depreciation is the actual depreciation adjustments that are more than the depreciation figured using the straight line method. Printiable state tax form For a list of items treated as depreciation adjustments, see Depreciation and amortization under Gain Treated as Ordinary Income, earlier. Printiable state tax form For the treatment of unrecaptured section 1250 gain, see Capital Gains Tax Rate, later. Printiable state tax form If you hold section 1250 property for 1 year or less, all the depreciation is additional depreciation. Printiable state tax form You will not have additional depreciation if any of the following conditions apply to the property disposed of. Printiable state tax form You figured depreciation for the property using the straight line method or any other method that does not result in depreciation that is more than the amount figured by the straight line method; you held the property longer than 1 year; and, if the property was qualified property, you made a timely election not to claim any special depreciation allowance. Printiable state tax form In addition, if the property was in a renewal community, you must not have elected to claim a commercial revitalization deduction for property placed in service before January 1, 2010. Printiable state tax form The property was residential low-income rental property you held for 162/3 years or longer. Printiable state tax form For low-income rental housing on which the special 60-month depreciation for rehabilitation expenses was allowed, the 162/3 years start when the rehabilitated property is placed in service. Printiable state tax form You chose the alternate ACRS method for the property, which was a type of 15-, 18-, or 19-year real property covered by the section 1250 rules. Printiable state tax form The property was residential rental property or nonresidential real property placed in service after 1986 (or after July 31, 1986, if the choice to use MACRS was made); you held it longer than 1 year; and, if the property was qualified property, you made a timely election not to claim any special depreciation allowance. Printiable state tax form These properties are depreciated using the straight line method. Printiable state tax form In addition, if the property was in a renewal community, you must not have elected to claim a commercial revitalization deduction. Printiable state tax form Depreciation taken by other taxpayers or on other property. Printiable state tax form   Additional depreciation includes all depreciation adjustments to the basis of section 1250 property whether allowed to you or another person (as carryover basis property). Printiable state tax form Example. Printiable state tax form Larry Johnson gives his son section 1250 property on which he took $2,000 in depreciation deductions, of which $500 is additional depreciation. Printiable state tax form Immediately after the gift, the son's adjusted basis in the property is the same as his father's and reflects the $500 additional depreciation. Printiable state tax form On January 1 of the next year, after taking depreciation deductions of $1,000 on the property, of which $200 is additional depreciation, the son sells the property. Printiable state tax form At the time of sale, the additional depreciation is $700 ($500 allowed the father plus $200 allowed the son). Printiable state tax form Depreciation allowed or allowable. Printiable state tax form   The greater of depreciation allowed or allowable (to any person who held the property if the depreciation was used in figuring its adjusted basis in your hands) generally is the amount to use in figuring the part of the gain to be reported as ordinary income. Printiable state tax form If you can show that the deduction allowed for any tax year was less than the amount allowable, the lesser figure will be the depreciation adjustment for figuring additional depreciation. Printiable state tax form Retired or demolished property. Printiable state tax form   The adjustments reflected in adjusted basis generally do not include deductions for depreciation on retired or demolished parts of section 1250 property unless these deductions are reflected in the basis of replacement property that is section 1250 property. Printiable state tax form Example. Printiable state tax form A wing of your building is totally destroyed by fire. Printiable state tax form The depreciation adjustments figured in the adjusted basis of the building after the wing is destroyed do not include any deductions for depreciation on the destroyed wing unless it is replaced and the adjustments for depreciation on it are reflected in the basis of the replacement property. Printiable state tax form Figuring straight line depreciation. Printiable state tax form   The useful life and salvage value you would have used to figure straight line depreciation are the same as those used under the depreciation method you actually used. Printiable state tax form If you did not use a useful life under the depreciation method actually used (such as with the units-of-production method) or if you did not take salvage value into account (such as with the declining balance method), the useful life or salvage value for figuring what would have been the straight line depreciation is the useful life and salvage value you would have used under the straight line method. Printiable state tax form   Salvage value and useful life are not used for the ACRS method of depreciation. Printiable state tax form Figure straight line depreciation for ACRS real property by using its 15-, 18-, or 19-year recovery period as the property's useful life. Printiable state tax form   The straight line method is applied without any basis reduction for the investment credit. Printiable state tax form Property held by lessee. Printiable state tax form   If a lessee makes a leasehold improvement, the lease period for figuring what would have been the straight line depreciation adjustments includes all renewal periods. Printiable state tax form This inclusion of the renewal periods cannot extend the lease period taken into account to a period that is longer than the remaining useful life of the improvement. Printiable state tax form The same rule applies to the cost of acquiring a lease. Printiable state tax form   The term renewal period means any period for which the lease may be renewed, extended, or continued under an option exercisable by the lessee. Printiable state tax form However, the inclusion of renewal periods cannot extend the lease by more than two-thirds of the period that was the basis on which the actual depreciation adjustments were allowed. Printiable state tax form Applicable Percentage The applicable percentage used to figure the ordinary income because of additional depreciation depends on whether the real property you disposed of is nonresidential real property, residential rental property, or low-income housing. Printiable state tax form The percentages for these types of real property are as follows. Printiable state tax form Nonresidential real property. Printiable state tax form   For real property that is not residential rental property, the applicable percentage for periods after 1969 is 100%. Printiable state tax form For periods before 1970, the percentage is zero and no ordinary income because of additional depreciation before 1970 will result from its disposition. Printiable state tax form Residential rental property. Printiable state tax form   For residential rental property (80% or more of the gross income is from dwelling units) other than low-income housing, the applicable percentage for periods after 1975 is 100%. Printiable state tax form The percentage for periods before 1976 is zero. Printiable state tax form Therefore, no ordinary income because of additional depreciation before 1976 will result from a disposition of residential rental property. Printiable state tax form Low-income housing. Printiable state tax form    Low-income housing includes all the following types of residential rental property. Printiable state tax form Federally assisted housing projects if the mortgage is insured under section 221(d)(3) or 236 of the National Housing Act or housing financed or assisted by direct loan or tax abatement under similar provisions of state or local laws. Printiable state tax form Low-income rental housing for which a depreciation deduction for rehabilitation expenses was allowed. Printiable state tax form Low-income rental housing held for occupancy by families or individuals eligible to receive subsidies under section 8 of the United States Housing Act of 1937, as amended, or under provisions of state or local laws that authorize similar subsidies for low-income families. Printiable state tax form Housing financed or assisted by direct loan or insured under Title V of the Housing Act of 1949. Printiable state tax form   The applicable percentage for low-income housing is 100% minus 1% for each full month the property was held over 100 full months. Printiable state tax form If you have held low-income housing at least 16 years and 8 months, the percentage is zero and no ordinary income will result from its disposition. Printiable state tax form Foreclosure. Printiable state tax form   If low-income housing is disposed of because of foreclosure or similar proceedings, the monthly applicable percentage reduction is figured as if you disposed of the property on the starting date of the proceedings. Printiable state tax form Example. Printiable state tax form On June 1, 2001, you acquired low-income housing property. Printiable state tax form On April 3, 2012 (130 months after the property was acquired), foreclosure proceedings were started on the property and on December 3, 2013 (150 months after the property was acquired), the property was disposed of as a result of the foreclosure proceedings. Printiable state tax form The property qualifies for a reduced applicable percentage because it was held more than 100 full months. Printiable state tax form The applicable percentage reduction is 30% (130 months minus 100 months) rather than 50% (150 months minus 100 months) because it does not apply after April 3, 2012, the starting date of the foreclosure proceedings. Printiable state tax form Therefore, 70% of the additional depreciation is treated as ordinary income. Printiable state tax form Holding period. Printiable state tax form   The holding period used to figure the applicable percentage for low-income housing generally starts on the day after you acquired it. Printiable state tax form For example, if you bought low-income housing on January 1, 1997, the holding period starts on January 2, 1997. Printiable state tax form If you sold it on January 2, 2013, the holding period is exactly 192 full months. Printiable state tax form The applicable percentage for additional depreciation is 8%, or 100% minus 1% for each full month the property was held over 100 full months. Printiable state tax form Holding period for constructed, reconstructed, or erected property. Printiable state tax form   The holding period used to figure the applicable percentage for low-income housing you constructed, reconstructed, or erected starts on the first day of the month it is placed in service in a trade or business, in an activity for the production of income, or in a personal activity. Printiable state tax form Property acquired by gift or received in a tax-free transfer. Printiable state tax form   For low-income housing you acquired by gift or in a tax-free transfer the basis of which is figured by reference to the basis in the hands of the transferor, the holding period for the applicable percentage includes the holding period of the transferor. Printiable state tax form   If the adjusted basis of the property in your hands just after acquiring it is more than its adjusted basis to the transferor just before transferring it, the holding period of the difference is figured as if it were a separate improvement. Printiable state tax form See Low-Income Housing With Two or More Elements, next. Printiable state tax form Low-Income Housing With Two or More Elements If you dispose of low-income housing property that has two or more separate elements, the applicable percentage used to figure ordinary income because of additional depreciation may be different for each element. Printiable state tax form The gain to be reported as ordinary income is the sum of the ordinary income figured for each element. Printiable state tax form The following are the types of separate elements. Printiable state tax form A separate improvement (defined below). Printiable state tax form The basic section 1250 property plus improvements not qualifying as separate improvements. Printiable state tax form The units placed in service at different times before all the section 1250 property is finished. Printiable state tax form For example, this happens when a taxpayer builds an apartment building of 100 units and places 30 units in service (available for renting) on January 4, 2011, 50 on July 18, 2011, and the remaining 20 on January 18, 2012. Printiable state tax form As a result, the apartment house consists of three separate elements. Printiable state tax form The 36-month test for separate improvements. Printiable state tax form   A separate improvement is any improvement (qualifying under The 1-year test, below) added to the capital account of the property, but only if the total of the improvements during the 36-month period ending on the last day of any tax year is more than the greatest of the following amounts. Printiable state tax form Twenty-five percent of the adjusted basis of the property at the start of the first day of the 36-month period, or the first day of the holding period of the property, whichever is later. Printiable state tax form Ten percent of the unadjusted basis (adjusted basis plus depreciation and amortization adjustments) of the property at the start of the period determined in (1). Printiable state tax form $5,000. Printiable state tax form The 1-year test. Printiable state tax form   An addition to the capital account for any tax year (including a short tax year) is treated as an improvement only if the sum of all additions for the year is more than the greater of $2,000 or 1% of the unadjusted basis of the property. Printiable state tax form The unadjusted basis is figured as of the start of that tax year or the holding period of the property, whichever is later. Printiable state tax form In applying the 36-month test, improvements in any one of the 3 years are omitted entirely if the total improvements in that year do not qualify under the 1-year test. Printiable state tax form Example. Printiable state tax form The unadjusted basis of a calendar year taxpayer's property was $300,000 on January 1 of this year. Printiable state tax form During the year, the taxpayer made improvements A, B, and C, which cost $1,000, $600, and $700, respectively. Printiable state tax form The sum of the improvements, $2,300, is less than 1% of the unadjusted basis ($3,000), so the improvements do not satisfy the 1-year test and are not treated as improvements for the 36-month test. Printiable state tax form However, if improvement C had cost $1,500, the sum of these improvements would have been $3,100. Printiable state tax form Then, it would be necessary to apply the 36-month test to figure if the improvements must be treated as separate improvements. Printiable state tax form Addition to the capital account. Printiable state tax form   Any addition to the capital account made after the initial acquisition or completion of the property by you or any person who held the property during a period included in your holding period is to be considered when figuring the total amount of separate improvements. Printiable state tax form   The addition to the capital account of depreciable real property is the gross addition not reduced by amounts attributable to replaced property. Printiable state tax form For example, if a roof with an adjusted basis of $20,000 is replaced by a new roof costing $50,000, the improvement is the gross addition to the account, $50,000, and not the net addition of $30,000. Printiable state tax form The $20,000 adjusted basis of the old roof is no longer reflected in the basis of the property. Printiable state tax form The status of an addition to the capital account is not affected by whether it is treated as a separate property for determining depreciation deductions. Printiable state tax form   Whether an expense is treated as an addition to the capital account may depend on the final disposition of the entire property. Printiable state tax form If the expense item property and the basic property are sold in two separate transactions, the entire section 1250 property is treated as consisting of two distinct properties. Printiable state tax form Unadjusted basis. Printiable state tax form   In figuring the unadjusted basis as of a certain date, include the actual cost of all previous additions to the capital account plus those that did not qualify as separate improvements. Printiable state tax form However, the cost of components retired before that date is not included in the unadjusted basis. Printiable state tax form Holding period. Printiable state tax form   Use the following guidelines for figuring the applicable percentage for property with two or more elements. Printiable state tax form The holding period of a separate element placed in service before the entire section 1250 property is finished starts on the first day of the month that the separate element is placed in service. Printiable state tax form The holding period for each separate improvement qualifying as a separate element starts on the day after the improvement is acquired or, for improvements constructed, reconstructed, or erected, the first day of the month that the improvement is placed in service. Printiable state tax form The holding period for each improvement not qualifying as a separate element takes the holding period of the basic property. Printiable state tax form   If an improvement by itself does not meet the 1-year test (greater of $2,000 or 1% of the unadjusted basis), but it does qualify as a separate improvement that is a separate element (when grouped with other improvements made during the tax year), determine the start of its holding period as follows. Printiable state tax form Use the first day of a calendar month that is closest to the middle of the tax year. Printiable state tax form If there are two first days of a month that are equally close to the middle of the year, use the earlier date. Printiable state tax form Figuring ordinary income attributable to each separate element. Printiable state tax form   Figure ordinary income attributable to each separate element as follows. Printiable state tax form   Step 1. Printiable state tax form Divide the element's additional depreciation after 1975 by the sum of all the elements' additional depreciation after 1975 to determine the percentage used in Step 2. Printiable state tax form   Step 2. Printiable state tax form Multiply the percentage figured in Step 1 by the lesser of the additional depreciation after 1975 for the entire property or the gain from disposition of the entire property (the difference between the fair market value or amount realized and the adjusted basis). Printiable state tax form   Step 3. Printiable state tax form Multiply the result in Step 2 by the applicable percentage for the element. Printiable state tax form Example. Printiable state tax form You sold at a gain of $25,000 low-income housing property subject to the ordinary income rules of section 1250. Printiable state tax form The property consisted of four elements (W, X, Y, and Z). Printiable state tax form Step 1. Printiable state tax form The additional depreciation for each element is: W-$12,000; X-None; Y-$6,000; and Z-$6,000. Printiable state tax form The sum of the additional depreciation for all the elements is $24,000. Printiable state tax form Step 2. Printiable state tax form The depreciation deducted on element X was $4,000 less than it would have been under the straight line method. Printiable state tax form Additional depreciation on the property as a whole is $20,000 ($24,000 − $4,000). Printiable state tax form $20,000 is lower than the $25,000 gain on the sale, so $20,000 is used in Step 2. Printiable state tax form Step 3. Printiable state tax form The applicable percentages to be used in Step 3 for the elements are: W-68%; X-85%; Y-92%; and Z-100%. Printiable state tax form From these facts, the sum of the ordinary income for each element is figured as follows. Printiable state tax form   Step 1 Step 2 Step 3 Ordinary Income W . Printiable state tax form 50 $10,000 68% $ 6,800 X -0- -0- 85% -0- Y . Printiable state tax form 25 5,000 92% 4,600 Z . Printiable state tax form 25 5,000 100% 5,000 Sum of ordinary income of separate elements $16,400 Gain Treated as Ordinary Income To find what part of the gain from the disposition of section 1250 property is treated as ordinary income, follow these steps. Printiable state tax form In a sale, exchange, or involuntary conversion of the property, figure the amount realized that is more than the adjusted basis of the property. Printiable state tax form In any other disposition of the property, figure the fair market value that is more than the adjusted basis. Printiable state tax form Figure the additional depreciation for the periods after 1975. Printiable state tax form Multiply the lesser of (1) or (2) by the applicable percentage, discussed earlier under Applicable Percentage. Printiable state tax form Stop here if this is residential rental property or if (2) is equal to or more than (1). Printiable state tax form This is the gain treated as ordinary income because of additional depreciation. Printiable state tax form Subtract (2) from (1). Printiable state tax form Figure the additional depreciation for periods after 1969 but before 1976. Printiable state tax form Add the lesser of (4) or (5) to the result in (3). Printiable state tax form This is the gain treated as ordinary income because of additional depreciation. Printiable state tax form A limit on the amount treated as ordinary income for gain on like-kind exchanges and involuntary conversions is explained later. Printiable state tax form Use Form 4797, Part III, to figure the ordinary income part of the gain. Printiable state tax form Corporations. Printiable state tax form   Corporations, other than S corporations, must recognize an additional amount as ordinary income on the sale or other disposition of section 1250 property. Printiable state tax form The additional amount treated as ordinary income is 20% of the excess of the amount that would have been ordinary income if the property were section 1245 property over the amount treated as ordinary income under section 1250. Printiable state tax form Report this additional ordinary income on Form 4797, Part III, line 26 (f). Printiable state tax form Installment Sales If you report the sale of property under the installment method, any depreciation recapture under section 1245 or 1250 is taxable as ordinary income in the year of sale. Printiable state tax form This applies even if no payments are received in that year. Printiable state tax form If the gain is more than the depreciation recapture income, report the rest of the gain using the rules of the installment method. Printiable state tax form For this purpose, include the recapture income in your installment sale basis to determine your gross profit on the installment sale. Printiable state tax form If you dispose of more than one asset in a single transaction, you must figure the gain on each asset separately so that it may be properly reported. Printiable state tax form To do this, allocate the selling price and the payments you receive in the year of sale to each asset. Printiable state tax form Report any depreciation recapture income in the year of sale before using the installment method for any remaining gain. Printiable state tax form For a detailed discussion of installment sales, see Publication 537. Printiable state tax form Gifts If you make a gift of depreciable personal property or real property, you do not have to report income on the transaction. Printiable state tax form However, if the person who receives it (donee) sells or otherwise disposes of the property in a disposition subject to recapture, the donee must take into account the depreciation you deducted in figuring the gain to be reported as ordinary income. Printiable state tax form For low-income housing, the donee must take into account the donor's holding period to figure the applicable percentage. Printiable state tax form See Applicable Percentage and its discussion Holding period under Section 1250 Property, earlier. Printiable state tax form Part gift and part sale or exchange. Printiable state tax form   If you transfer depreciable personal property or real property for less than its fair market value in a transaction considered to be partly a gift and partly a sale or exchange and you have a gain because the amount realized is more than your adjusted basis, you must report ordinary income (up to the amount of gain) to recapture depreciation. Printiable state tax form If the depreciation (additional depreciation, if section 1250 property) is more than the gain, the balance is carried over to the transferee to be taken into account on any later disposition of the property. Printiable state tax form However, see Bargain sale to charity, later. Printiable state tax form Example. Printiable state tax form You transferred depreciable personal property to your son for $20,000. Printiable state tax form When transferred, the property had an adjusted basis to you of $10,000 and a fair market value of $40,000. Printiable state tax form You took depreciation of $30,000. Printiable state tax form You are considered to have made a gift of $20,000, the difference between the $40,000 fair market value and the $20,000 sale price to your son. Printiable state tax form You have a taxable gain on the transfer of $10,000 ($20,000 sale price minus $10,000 adjusted basis) that must be reported as ordinary income from depreciation. Printiable state tax form You report $10,000 of your $30,000 depreciation as ordinary income on the transfer of the property, so the remaining $20,000 depreciation is carried over to your son for him to take into account on any later disposition of the property. Printiable state tax form Gift to charitable organization. Printiable state tax form   If you give property to a charitable organization, you figure your deduction for your charitable contribution by reducing the fair market value of the property by the ordinary income and short-term capital gain that would have resulted had you sold the property at its fair market value at the time of the contribution. Printiable state tax form Thus, your deduction for depreciable real or personal property given to a charitable organization does not include the potential ordinary gain from depreciation. Printiable state tax form   You also may have to reduce the fair market value of the contributed property by the long-term capital gain (including any section 1231 gain) that would have resulted had the property been sold. Printiable state tax form For more information, see Giving Property That Has Increased in Value in Publication 526. Printiable state tax form Bargain sale to charity. Printiable state tax form   If you transfer section 1245 or section 1250 property to a charitable organization for less than its fair market value and a deduction for the contribution part of the transfer is allowable, your ordinary income from depreciation is figured under different rules. Printiable state tax form First, figure the ordinary income as if you had sold the property at its fair market value. Printiable state tax form Then, allocate that amount between the sale and the contribution parts of the transfer in the same proportion that you allocated your adjusted basis in the property to figure your gain. Printiable state tax form See Bargain Sale under Gain or Loss From Sales and Exchanges in chapter 1. Printiable state tax form Report as ordinary income the lesser of the ordinary income allocated to the sale or your gain from the sale. Printiable state tax form Example. Printiable state tax form You sold section 1245 property in a bargain sale to a charitable organization and are allowed a deduction for your contribution. Printiable state tax form Your gain on the sale was $1,200, figured by allocating 20% of your adjusted basis in the property to the part sold. Printiable state tax form If you had sold the property at its fair market value, your ordinary income would have been $5,000. Printiable state tax form Your ordinary income is $1,000 ($5,000 × 20%) and your section 1231 gain is $200 ($1,200 – $1,000). Printiable state tax form Transfers at Death When a taxpayer dies, no gain is reported on depreciable personal property or real property transferred to his or her estate or beneficiary. Printiable state tax form For information on the tax liability of a decedent, see Publication 559, Survivors, Executors, and Administrators. Printiable state tax form However, if the decedent disposed of the property while alive and, because of his or her method of accounting or for any other reason, the gain from the disposition is reportable by the estate or beneficiary, it must be reported in the same way the decedent would have had to report it if he or she were still alive. Printiable state tax form Ordinary income due to depreciation must be reported on a transfer from an executor, administrator, or trustee to an heir, beneficiary, or other individual if the transfer is a sale or exchange on which gain is realized. Printiable state tax form Example 1. Printiable state tax form Janet Smith owned depreciable property that, upon her death, was inherited by her son. Printiable state tax form No ordinary income from depreciation is reportable on the transfer, even though the value used for estate tax purposes is more than the adjusted basis of the property to Janet when she died. Printiable state tax form However, if she sold the property before her death and realized a gain and if, because of her method of accounting, the proceeds from the sale are income in respect of a decedent reportable by her son, he must report ordinary income from depreciation. Printiable state tax form Example 2. Printiable state tax form The trustee of a trust created by a will transfers depreciable property to a beneficiary in satisfaction of a specific bequest of $10,000. Printiable state tax form If the property had a value of $9,000 at the date used for estate tax valuation purposes, the $1,000 increase in value to the date of distribution is a gain realized by the trust. Printiable state tax form Ordinary income from depreciation must be reported by the trust on the transfer. Printiable state tax form Like-Kind Exchanges and Involuntary Conversions A like-kind exchange of your depreciable property or an involuntary conversion of the property into similar or related property will not result in your having to report ordinary income from depreciation unless money or property other than like-kind, similar, or related property is also received in the transaction. Printiable state tax form For information on like-kind exchanges and involuntary conversions, see chapter 1. Printiable state tax form Depreciable personal property. Printiable state tax form   If you have a gain from either a like-kind exchange or an involuntary conversion of your depreciable personal property, the amount to be reported as ordinary income from depreciation is the amount figured under the rules explained earlier (see Section 1245 Property), limited to the sum of the following amounts. Printiable state tax form The gain that must be included in income under the rules for like-kind exchanges or involuntary conversions. Printiable state tax form The fair market value of the like-kind, similar, or related property other than depreciable personal property acquired in the transaction. Printiable state tax form Example 1. Printiable state tax form You bought a new machine for $4,300 cash plus your old machine for which you were allowed a $1,360 trade-in. Printiable state tax form The old machine cost you $5,000 two years ago. Printiable state tax form You took depreciation deductions of $3,950. Printiable state tax form Even though you deducted depreciation of $3,950, the $310 gain ($1,360 trade-in allowance minus $1,050 adjusted basis) is not reported because it is postponed under the rules for like-kind exchanges and you received only depreciable personal property in the exchange. Printiable state tax form Example 2. Printiable state tax form You bought office machinery for $1,500 two years ago and deducted $780 depreciation. Printiable state tax form This year a fire destroyed the machinery and you received $1,200 from your fire insurance, realizing a gain of $480 ($1,200 − $720 adjusted basis). Printiable state tax form You choose to postpone reporting gain, but replacement machinery cost you only $1,000. Printiable state tax form Your taxable gain under the rules for involuntary conversions is limited to the remaining $200 insurance payment. Printiable state tax form All your replacement property is depreciable personal property, so your ordinary income from depreciation is limited to $200. Printiable state tax form Example 3. Printiable state tax form A fire destroyed office machinery you bought for $116,000. Printiable state tax form The depreciation deductions were $91,640 and the machinery had an adjusted basis of $24,360. Printiable state tax form You received a $117,000 insurance payment, realizing a gain of $92,640. Printiable state tax form You immediately spent $105,000 of the insurance payment for replacement machinery and $9,000 for stock that qualifies as replacement property and you choose to postpone reporting the gain. Printiable state tax form $114,000 of the $117,000 insurance payment was used to buy replacement property, so the gain that must be included in income under the rules for involuntary conversions is the part not spent, or $3,000. Printiable state tax form The part of the insurance payment ($9,000) used to buy the nondepreciable property (the stock) also must be included in figuring the gain from depreciation. Printiable state tax form The amount you must report as ordinary income on the transaction is $12,000, figured as follows. Printiable state tax form 1) Gain realized on the transaction ($92,640) limited to depreciation ($91,640) $91,640 2) Gain includible in income (amount not spent) 3,000     Plus: fair market value of property other than depreciable personal property (the stock) 9,000 12,000 Amount reportable as ordinary income (lesser of (1) or (2)) $12,000   If, instead of buying $9,000 in stock, you bought $9,000 worth of depreciable personal property similar or related in use to the destroyed property, you would only report $3,000 as ordinary income. Printiable state tax form Depreciable real property. Printiable state tax form   If you have a gain from either a like-kind exchange or involuntary conversion of your depreciable real property, ordinary income from additional depreciation is figured under the rules explained earlier (see Section 1250 Property), limited to the greater of the following amounts. Printiable state tax form The gain that must be reported under the rules for like-kind exchanges or involuntary conversions plus the fair market value of stock bought as replacement property in acquiring control of a corporation. Printiable state tax form The gain you would have had to report as ordinary income from additional depreciation had the transaction been a cash sale minus the cost (or fair market value in an exchange) of the depreciable real property acquired. Printiable state tax form   The ordinary income not reported for the year of the disposition is carried over to the depreciable real property acquired in the like-kind exchange or involuntary conversion as additional depreciation from the property disposed of. Printiable state tax form Further, to figure the applicable percentage of additional depreciation to be treated as ordinary income, the holding period starts over for the new property. Printiable state tax form Example. Printiable state tax form The state paid you $116,000 when it condemned your depreciable real property for public use. Printiable state tax form You bought other real property similar in use to the property condemned for $110,000 ($15,000 for depreciable real property and $95,000 for land). Printiable state tax form You also bought stock for $5,000 to get control of a corporation owning property similar in use to the property condemned. Printiable state tax form You choose to postpone reporting the gain. Printiable state tax form If the transaction had been a sale for cash only, under the rules described earlier, $20,000 would have been reportable as ordinary income because of additional depreciation. Printiable state tax form The ordinary income to be reported is $6,000, which is the greater of the following amounts. Printiable state tax form The gain that must be reported under the rules for involuntary conversions, $1,000 ($116,000 − $115,000) plus the fair market value of stock bought as qualified replacement property, $5,000, for a total of $6,000. Printiable state tax form The gain you would have had to report as ordinary income from additional depreciation ($20,000) had this transaction been a cash sale minus the cost of the depreciable real property bought ($15,000), or $5,000. Printiable state tax form   The ordinary income not reported, $14,000 ($20,000 − $6,000), is carried over to the depreciable real property you bought as additional depreciation. Printiable state tax form Basis of property acquired. Printiable state tax form   If the ordinary income you have to report because of additional depreciation is limited, the total basis of the property you acquired is its fair market value (its cost, if bought to replace property involuntarily converted into money) minus the gain postponed. Printiable state tax form   If you acquired more than one item of property, allocate the total basis among the properties in proportion to their fair market value (their cost, in an involuntary conversion into money). Printiable state tax form However, if you acquired both depreciable real property and other property, allocate the total basis as follows. Printiable state tax form Subtract the ordinary income because of additional depreciation that you do not have to report from the fair market value (or cost) of the depreciable real property acquired. Printiable state tax form Add the fair market value (or cost) of the other property acquired to the result in (1). Printiable state tax form Divide the result in (1) by the result in (2). Printiable state tax form Multiply the total basis by the result in (3). Printiable state tax form This is the basis of the depreciable real property acquired. Printiable state tax form If you acquired more than one item of depreciable real property, allocate this basis amount among the properties in proportion to their fair market value (or cost). Printiable state tax form Subtract the result in (4) from the total basis. Printiable state tax form This is the basis of the other property acquired. Printiable state tax form If you acquired more than one item of other property, allocate this basis amount among the properties in proportion to their fair market value (or cost). Printiable state tax form Example 1. Printiable state tax form In 1988, low-income housing property that you acquired and placed in service in 1983 was destroyed by fire and you received a $90,000 insurance payment. Printiable state tax form The property's adjusted basis was $38,400, with additional depreciation of $14,932. Printiable state tax form On December 1, 1988, you used the insurance payment to acquire and place in service replacement low-income housing property. Printiable state tax form Your realized gain from the involuntary conversion was $51,600 ($90,000 − $38,400). Printiable state tax form You chose to postpone reporting the gain under the involuntary conversion rules. Printiable state tax form Under the rules for depreciation recapture on real property, the ordinary gain was $14,932, but you did not have to report any of it because of the limit for involuntary conversions. Printiable state tax form The basis of the replacement low-income housing property was its $90,000 cost minus the $51,600 gain you postponed, or $38,400. Printiable state tax form The $14,932 ordinary gain you did not report is treated as additional depreciation on the replacement property. Printiable state tax form If you sold the property in 2013, your holding period for figuring the applicable percentage of additional depreciation to report as ordinary income will have begun December 2, 1988, the day after you acquired the property. Printiable state tax form Example 2. Printiable state tax form John Adams received a $90,000 fire insurance payment for depreciable real property (office building) with an adjusted basis of $30,000. Printiable state tax form He uses the whole payment to buy property similar in use, spending $42,000 for depreciable real property and $48,000 for land. Printiable state tax form He chooses to postpone reporting the $60,000 gain realized on the involuntary conversion. Printiable state tax form Of this gain, $10,000 is ordinary income from additional depreciation but is not reported because of the limit for involuntary conversions of depreciable real property. Printiable state tax form The basis of the property bought is $30,000 ($90,000 − $60,000), allocated as follows. Printiable state tax form The $42,000 cost of depreciable real property minus $10,000 ordinary income not reported is $32,000. Printiable state tax form The $48,000 cost of other property (land) plus the $32,000 figured in (1) is $80,000. Printiable state tax form The $32,000 figured in (1) divided by the $80,000 figured in (2) is 0. Printiable state tax form 4. Printiable state tax form The basis of the depreciable real property is $12,000. Printiable state tax form This is the $30,000 total basis multiplied by the 0. Printiable state tax form 4 figured in (3). Printiable state tax form The basis of the other property (land) is $18,000. Printiable state tax form This is the $30,000 total basis minus the $12,000 figured in (4). Printiable state tax form The ordinary income that is not reported ($10,000) is carried over as additional depreciation to the depreciable real property that was bought and may be taxed as ordinary income on a later disposition. Printiable state tax form Multiple Properties If you dispose of depreciable property and other property in one transaction and realize a gain, you must allocate the amount realized between the two types of property in proportion to their respective fair market values to figure the part of your gain to be reported as ordinary income from depreciation. Printiable state tax form Different rules may apply to the allocation of the amount realized on the sale of a business that includes a group of assets. Printiable state tax form See chapter 2. Printiable state tax form In general, if a buyer and seller have adverse interests as to the allocation of the amount realized between the depreciable property and other property, any arm's length agreement between them will establish the allocation. Printiable state tax form In the absence of an agreement, the allocation should be made by taking into account the appropriate facts and circumstances. Printiable state tax form These include, but are not limited to, a comparison between the depreciable property and all the other property being disposed of in the transaction. Printiable state tax form The comparison should take into account all the following facts and circumstances. Printiable state tax form The original cost and reproduction cost of construction, erection, or production. Printiable state tax form The remaining economic useful life. Printiable state tax form The state of obsolescence. Printiable state tax form The anticipated expenditures required to maintain, renovate, or modernize the properties. Printiable state tax form Like-kind exchanges and involuntary conversions. Printiable state tax form   If you dispose of and acquire depreciable personal property and other property (other than depreciable real property) in a like-kind exchange or involuntary conversion, the amount realized is allocated in the following way. Printiable state tax form The amount allocated to the depreciable personal property disposed of is treated as consisting of, first, the fair market value of the depreciable personal property acquired and, second (to the extent of any remaining balance), the fair market value of the other property acquired. Printiable state tax form The amount allocated to the other property disposed of is treated as consisting of the fair market value of all property acquired that has not already been taken into account. Printiable state tax form   If you dispose of and acquire depreciable real property and other property in a like-kind exchange or involuntary conversion, the amount realized is allocated in the following way. Printiable state tax form The amount allocated to each of the three types of property (depreciable real property, depreciable personal property, or other property) disposed of is treated as consisting of, first, the fair market value of that type of property acquired and, second (to the extent of any remaining balance), any excess fair market value of the other types of property acquired. Printiable state tax form If the excess fair market value is more than the remaining balance of the amount realized and is from both of the other two types of property, you can apply the unallocated amount in any manner you choose. Printiable state tax form Example. Printiable state tax form A fire destroyed your property with a total fair market value of $50,000. Printiable state tax form It consisted of machinery worth $30,000 and nondepreciable property worth $20,000. Printiable state tax form You received an insurance payment of $40,000 and immediately used it with $10,000 of your own funds (for a total of $50,000) to buy machinery with a fair market value of $15,000 and nondepreciable property with a fair market value of $35,000. Printiable state tax form The adjusted basis of the destroyed machinery was $5,000 and your depreciation on it was $35,000. Printiable state tax form You choose to postpone reporting your gain from the involuntary conversion. Printiable state tax form You must report $9,000 as ordinary income from depreciation arising from this transaction, figured as follows. Printiable state tax form The $40,000 insurance payment must be allocated between the machinery and the other property destroyed in proportion to the fair market value of each. Printiable state tax form The amount allocated to the machinery is 30,000/50,000 × $40,000, or $24,000. Printiable state tax form The amount allocated to the other property is 20,000/50,000 × $40,000, or $16,000. Printiable state tax form Your gain on the involuntary conversion of the machinery is $24,000 minus $5,000 adjusted basis, or $19,000. Printiable state tax form The $24,000 allocated to the machinery disposed of is treated as consisting of the $15,000 fair market value of the replacement machinery bought and $9,000 of the fair market value of other property bought in the transaction. Printiable state tax form All $16,000 allocated to the other property disposed of is treated as consisting of the fair market value of the other property that was bought. Printiable state tax form Your potential ordinary income from depreciation is $19,000, the gain on the machinery, because it is less than the $35,000 depreciation. Printiable state tax form However, the amount you must report as ordinary income is limited to the $9,000 included in the amount realized for the machinery that represents the fair market value of property other than the depreciable property you bought. Printiable state tax form Prev  Up  Next   Home   More Online Publications
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The Printiable State Tax Form

Printiable state tax form Index A Absence, temporary, Temporary absence from work. Printiable state tax form , Temporary absence from work. Printiable state tax form Accountable plans, Accountable Plans Address, change of, Reminders Adequate accounting, Adequate accounting. Printiable state tax form Armed Forces, Retirees, survivors, and Armed Forces members. Printiable state tax form , Members of the Armed Forces Distance test, special rule, Armed Forces. Printiable state tax form Form 3903, how to complete, How to complete Form 3903 for members of the Armed Forces. Printiable state tax form Services or reimbursements provided by government, Services or reimbursements provided by government. Printiable state tax form Spouse and dependents, Spouse and dependents. Printiable state tax form Assistance (see Tax help) C Change of address, Reminders Closely related in place, Closely related in place. Printiable state tax form Closely related in time, Closely related in time. Printiable state tax form D Deductible moving expenses, Deductible Moving Expenses, Moving expenses allocable to excluded foreign income. Printiable state tax form Household goods, Household goods and personal effects. Printiable state tax form Moving to and from storage, Moving goods and effects to and from storage. Printiable state tax form Member of your household, Member of your household. Printiable state tax form Moves in U. Printiable state tax form S. Printiable state tax form , Moves to Locations in the United States Moves outside U. Printiable state tax form S. Printiable state tax form , Moves to Locations Outside the United States Moving expenses allocable to excluded foreign income, Moving expenses allocable to excluded foreign income. Printiable state tax form Personal effects, Household goods and personal effects. Printiable state tax form Moving to and from storage, Moving goods and effects to and from storage. Printiable state tax form Reasonable expenses, Reasonable expenses. Printiable state tax form Storage expenses, Storage expenses. Printiable state tax form , Storage expenses. Printiable state tax form Travel by car, Travel by car. Printiable state tax form Travel expenses, Travel expenses. Printiable state tax form Distance test, Distance Test Armed Forces, special rule, Armed Forces. Printiable state tax form First job, First job or return to full-time work. Printiable state tax form Illustration of (Figure A), Main job location, Main job location. Printiable state tax form Return to full-time work, First job or return to full-time work. Printiable state tax form Worksheet 1, Distance Test E Employees Time test for, Time Test for Employees Estimated tax, Tax Withholding and Estimated Tax, Estimated tax. Printiable state tax form Excess reimbursements, Excess reimbursement. Printiable state tax form Excluded foreign income Moving expenses allocable to, Moving expenses allocable to excluded foreign income. Printiable state tax form F Figures (see Tables and figures) First job, First job or return to full-time work. Printiable state tax form Form 1040 Moving expense deduction, Where to deduct. Printiable state tax form Form 3903 Armed Forces members, how to complete, How to complete Form 3903 for members of the Armed Forces. Printiable state tax form Completing form, Completing Form 3903. Printiable state tax form Moving expense deduction calculation, Form 3903 Form W-2 Reimbursements, You meet accountable plan rules. Printiable state tax form , Expenses deducted in earlier year. Printiable state tax form Government provided for Armed Forces members, Services or reimbursements provided by government. Printiable state tax form Form W-4 Withholding allowance, Amount of income tax withheld. Printiable state tax form Free tax services, Free help with your tax return. Printiable state tax form Full-time work, defined, Full-time work. Printiable state tax form H Help (see Tax help) Home, defined, Home defined. Printiable state tax form Household goods, Household goods and personal effects. Printiable state tax form Moving to and from storage, Moving goods and effects to and from storage. Printiable state tax form I Important reminders, Reminders J Joint returns, Joint Return M Main job location Defined, Main job location. Printiable state tax form More than one job, More than one job. Printiable state tax form Union members, Union members. Printiable state tax form Member of household, Member of your household. Printiable state tax form Members of Armed Forces (see Armed Forces) Mileage rate, What's New Missing children, photographs of, Reminders Moves In U. Printiable state tax form S. Printiable state tax form , Moves to Locations in the United States Outside U. Printiable state tax form S. Printiable state tax form , Moves to Locations Outside the United States To and from storage, Moving goods and effects to and from storage. Printiable state tax form Moving expenses, Who Can Deduct Moving Expenses, Deductible Moving Expenses (see also Deductible moving expenses) (see also Who can deduct) N Nonaccountable plans, Nonaccountable Plans Nondeductible expenses, Nondeductible Expenses Reimbursements of, Reimbursement of nondeductible expenses. Printiable state tax form , Reimbursement for deductible and nondeductible expenses. Printiable state tax form P Permanently retired, defined, Retirees who were working abroad. Printiable state tax form Personal effects, Household goods and personal effects. Printiable state tax form Moving to and from storage, Moving goods and effects to and from storage. Printiable state tax form Publications (see Tax help) R Reasonable expenses, Reasonable expenses. Printiable state tax form Reasonable period of time, Reasonable period of time. Printiable state tax form Reimbursements, Reimbursements, Estimated tax. Printiable state tax form Accountable plans, Accountable Plans Adequate accounting, Adequate accounting. Printiable state tax form Armed Forces members, Services or reimbursements provided by government. Printiable state tax form Estimated tax, Estimated tax. Printiable state tax form Excess, Excess reimbursement. Printiable state tax form Excluded from income, Reimbursements excluded from income. Printiable state tax form Included in income, Reimbursements included in income. Printiable state tax form Nonaccountable plans, Nonaccountable Plans Nondeductible expenses, Reimbursement of nondeductible expenses. Printiable state tax form , Reimbursement for deductible and nondeductible expenses. Printiable state tax form Reasonable period of time, Reasonable period of time. Printiable state tax form Reporting moving expenses and reimbursements (Table 2), How and When To Report Types of plans, Types of Reimbursement Plans Reporting expenses, How and When To Report Expenses equal to or less than reimbursement, Expenses equal to or less than reimbursement. Printiable state tax form Expenses greater than reimbursement, Expenses greater than reimbursement. Printiable state tax form Form 3903, deduction calculation, Form 3903 Moving expenses and reimbursements (Table 2), How and When To Report Retirees who move to U. Printiable state tax form S. Printiable state tax form , Retirees, survivors, and Armed Forces members. Printiable state tax form , Retirees or survivors. Printiable state tax form Permanently retired, defined, Retirees who were working abroad. Printiable state tax form Return to full-time work, First job or return to full-time work. Printiable state tax form S Seasonal trade or business, Seasonal trade or business. Printiable state tax form Seasonal work, Seasonal work. Printiable state tax form Self-employed persons Time test, Time Test for Self-Employed Persons, Self-employment. Printiable state tax form Table 1, Time Test for Employees Spouse of Armed Forces member, Spouse and dependents. Printiable state tax form Standard mileage rate, What's New Storage expenses, Storage expenses. Printiable state tax form , Storage expenses. Printiable state tax form Survivors who move to U. Printiable state tax form S. Printiable state tax form , Retirees, survivors, and Armed Forces members. Printiable state tax form , Retirees or survivors. Printiable state tax form , Retirees or Survivors Who Move to the United States, Survivors of decedents who were working abroad. Printiable state tax form When move begins, When a move begins. Printiable state tax form T Tables and figures Distance test, Distance Test Nonmilitary move within U. Printiable state tax form S. Printiable state tax form , can you deduct expenses (Figure B), Seasonal work. Printiable state tax form Reporting moving expenses and reimbursements (Table 2), How and When To Report Time test, satisfying for employees and self-employed persons (Table 1), Time Test for Employees Tax help, How To Get Tax Help Temporary absence, Temporary absence from work. Printiable state tax form , Temporary absence from work. Printiable state tax form Time test, Time Test Employees, Time Test for Employees Exceptions to, Exceptions to the Time Test Full-time work, Full-time work. Printiable state tax form Joint return, Joint Return Not yet met, Time Test Not Yet Met Satisfying for employees and self-employed persons (Table 1), Time Test for Employees Seasonal trade or business, Seasonal trade or business. Printiable state tax form Seasonal work, Seasonal work. Printiable state tax form Self-employed persons, Time Test for Self-Employed Persons, Self-employment. Printiable state tax form Temporary absence from work, Temporary absence from work. Printiable state tax form , Temporary absence from work. Printiable state tax form Travel by car, Travel by car. Printiable state tax form Travel expenses, Travel expenses. Printiable state tax form TTY/TDD information, How To Get Tax Help U Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970 Unions Main job location of member, Union members. Printiable state tax form W When to deduct expenses, When To Deduct Expenses, Illustrated Example Choosing when to deduct, Choosing when to deduct. Printiable state tax form Expenses not reimbursed, Expenses not reimbursed. Printiable state tax form Expenses reimbursed, Expenses reimbursed. Printiable state tax form How to make choice, How to make the choice. Printiable state tax form Who can deduct, Who Can Deduct Moving Expenses, When a move begins. Printiable state tax form Armed Forces, members of, Retirees, survivors, and Armed Forces members. Printiable state tax form Distance test, Distance Test Nonmilitary move within U. Printiable state tax form S. Printiable state tax form (Figure B), Seasonal work. Printiable state tax form Related to start of work, Move Related to Start of Work Retirees who move to U. Printiable state tax form S. Printiable state tax form , Retirees, survivors, and Armed Forces members. Printiable state tax form , Retirees or survivors. Printiable state tax form , Retirees or Survivors Who Move to the United States Survivors who move to U. Printiable state tax form S. Printiable state tax form , Retirees, survivors, and Armed Forces members. Printiable state tax form , Retirees or survivors. Printiable state tax form , Retirees or Survivors Who Move to the United States, Survivors of decedents who were working abroad. Printiable state tax form Time test, Time Test Withholding, Tax Withholding and Estimated Tax Worksheet Distance test (Worksheet 1), Distance Test Prev  Up     Home   More Online Publications