Jay NE Ohio - 12/22/2025 11:15

I might be selling a property to a developer next year. I am hoping to do a 1031 with the proceeds as long as I can line up a property that I want to buy.

Today, I was reading this article about the new tax brackets and buried in the article is a AD for "investing in grocery stores to lessen your tax burden without the responsibility of being a landlord": https://www.yahoo.com/finance/news/irs-released-tax-brackets-2026-12...

More info from the AD: With a minimum investment of $50,000, investors can own a share of properties leased by national brands like Whole Foods, Kroger and Walmart, which provide essential goods to their communities. Thanks to Triple Net (NNN) leases, accredited investors are able to invest in these properties without worrying about tenant costs cutting into their potential returns.

So the idea intrigued me but I haven't really investigated any further (if I click on the link in the ad, I'm sure I will get more targeted ads).

Does anyone here know anything about this? Can you use this type of investment as part of a 1031 exchange? If so, I doubt that I would go all in on it, but maybe use some of my proceeds if I can't find a property of equal value. Example: I sell the property for 500k and find something else to buy for 400k, could I invest 100k into the above to make the 1031 truly equal?