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Tax Memorandum

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Submitted By hhaukaas
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TAXPAYER
-------------------------------------------------
HEADQUARTER CHANGE

Facts

Company X, a calendar-year corporation, currently owns the ten-story building where they are headquartered. Recently, Company X decided it would be in their best interest to relocate their headquarters. As a result Company X has identified two properties that are more suitable but whose fair market values slightly exceed that of the current ten-story building: 1. Single-story building on a large, attractive lot. (If the company were to select this property it intends to demolish the building and build a specially designed building on the lot), or 2. Two-building complex with retail shops on the ground floor of one building and residential rental property in a portion of the other building.

Both sellers of the listed properties appeared to be interested in entering an exchange transaction whereby the company’s property would be exchanged for one of the other properties. After careful consideration Company X decided to exchange its existing property for the retail and residential building complex. Details of the exchange were as follows: 1. Both parties agree to use a “middleman” corporation to initially convey each of their respective properties. 2. Company X would sell its property to the middleman. Within 45 day of initial closing, Company X would formally identify which of the two new properties it intends to acquire. 3. The identified property’s, which was also sold to the middleman, title would be transferred from the middleman corporation to Company X within 180 days of the initial closing.

Unfortunately, the transaction did not proceed as planned. After Company X transferred its property to the middleman and received its fair market value of $10,000,000 in cash, the seller of the two-building complex backed out of the arrangement. Company X is certain that it will bot be able to identify and case the transfer of other suitable property within the time limit.

Company X’s basis in the ten-story building is only $2,000,000. As of now the Company is unsure as to how they will account for the $8,000,000 gain.

Issues

1. Will Company X have to report the $8,000,000 gain? 2. Is Company X in constructive receipt of the sale proceeds? 3. If Company X does have to report the $8,000,000 gain are there any alternative options in which Company X can defer recognition? 4. If Company X does have to report the $8,000,000 gain are there any alternative options that will allow Company X to not have a gain to report? 5. Can Company X receive its initial property back from the middleman corporation because the other party backed out of the deal? 6. In the future, are there any tax strategies that Company X can initiate to avoid a similar situation?

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Reasonings and Authorities

Issue 1

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