Tired of managing the building?
If you are ready to step back from landlord responsibilities — tenant calls, repairs, vacancies — a 1031 exchange into a single-tenant triple-net property can get you there. You keep the investment and the tax deferral, and hand off the management.
Marek Sobolewski guides clients through the entire process personally, from identifying replacement property to closing.
Single-tenant net-leased property — the asset class the Advisors practice works in.
Defers the tax
A properly structured 1031 exchange defers the capital gains and depreciation recapture you would otherwise owe on a sale, so the full proceeds stay at work in the next property rather than going to tax.
Ends the management
Under a triple-net lease the tenant carries taxes, insurance and maintenance. Ownership becomes a lease to administer rather than a building to run — no tenant calls, no contractors, no turnover.
Keeps the income
A single corporate tenant on a long lease pays predictable rent with scheduled increases written in — passive income underwritten on the tenant’s credit rather than on a rent roll you have to defend.
The clock is the hard part
From the day your sale closes you have 45 days to formally identify replacement property and 180 days to close on it. Miss either deadline and the exchange fails, making the whole gain taxable in that year. Proceeds must also pass through a qualified intermediary — touch them yourself and the exchange is void. This is why the conversation should start before you list, not after you are in contract.
01
Before you list
We look at what you own, what it would sell for, and what the tax bill would be without an exchange. That number is usually what makes the decision.
02
Sale & intermediary
Your sale is structured as the first leg of the exchange, with a qualified intermediary engaged before closing so the proceeds never touch your hands.
03
Identification — 45 days
We shortlist single-tenant NNN properties against your income target and risk tolerance, read every lease and tenant credit, and file the formal identification in time.
04
Underwriting
Lease term and escalations, tenant financials, the landlord obligations that survive the lease, and what the asset is worth if that tenant ever leaves.
05
Closing — 180 days
Diligence, financing where used, and closing inside the window. You end holding a lease and an income stream rather than a building.
Marek is the Broker/Owner of Trademarko Realty Advisors and its sister company, Trademarko Realty Inc., in New York. A CCIM-designated broker licensed in both New York and Florida, he brings over 15 years of real estate experience — preceded by 15 years in direct sales — to every transaction.
At the Sarasota office he specializes in 1031 exchanges into triple-net lease properties, helping investors move out of hands-on ownership and into passive, single-tenant income streams.
Full profile →Start before you list.
Tell us what you own and what you would rather be doing instead. The first conversation costs nothing and usually saves the deadline.
- Sarasota office
- 8951 Milestone Drive
Sarasota, FL 34238 - Practice
- 1031 Exchanges & NNN Investment Sales
- Telephone
- +1 (718) 502-5141
Tell us about the property
Trademarko Realty Advisors is a licensed Florida real estate brokerage and a sister company of Trademarko Realty Inc., under common ownership. We are real estate brokers, not tax advisors, attorneys or qualified intermediaries: nothing here is tax or legal advice, and every exchange should be reviewed by your own CPA and attorney before you rely on it. Deadlines and eligibility are set by Internal Revenue Code Section 1031 and may change.