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How Opportunity Zones Could Be Your Next Opportunity with Tax Benefits
In this episode of Uncontested Investing, we break down one of the most misunderstood tools in real estate tax strategy: Opportunity Zones. We unpack what a Qualified Opportunity Zone actually is, how the program was created under the Tax Cuts and Jobs Act of 2017, and why it matters for investors looking to defer capital gains, reduce tax liability, and potentially eliminate gains entirely on long-term projects.
We walk through a real-world example from the Brunswick Naval Air Station in Maine, talk about converting old mills and strip malls into housing, and outline the three big tax incentives: deferral, step-up in basis, and full exclusion after a 10-year hold. Then we flip to the other side of the coin—market risk in distressed areas, zoning and code upgrades, long-term commitment, and why due diligence and local planning insight are non-negotiable.
If you've been hearing about Opportunity Zones but aren't sure how they work or whether they fit your strategy, this episode will give you a clear framework for spotting good OZ deals, avoiding landmines, and partnering with the right fund managers and tax pros. 
Key Talking Points of the Episode
00:00 Introduction
01:25 What are opportunity zones and how were they created?
02:24 Not all opportunity zones are created equal
03:20 Key tax benefits: deferral, reduction, and elimination
04:25 Impact investing: breathing life into distressed communities
05:02 Tax terms explained: Deferral of capital gains, step-up in basis, and more
06:36 Housing shortage, mills, and adaptive reuse
07:32 Qualified Opportunity Funds & 180-day rule
09:24 Residential developments in opportunity zones
10:28 Commercial and mixed-use opportunities
11:27 Redevelopment & infrastructure improvement
12:16 Build-to-rent on raw land in opportunity zones
13:01 The market risks in a distressed area
14:11 Planning board meetings and understanding regulatory and compliance risk
15:39 Long-term commitment and exit strategy
16:05 Do opportunity zones fit your investment goals?
17:01 Partnering with experienced Opportunity Fund managers
18:05 The importance of understanding property taxes when investing in opportunity zones
19:16 Opportunity zones in broader economic development
20:33 Scaling from residential to commercial
Quotables
"Not all opportunity zones are created equal, not all are going to be tailor made like the one that you found, but they still are a great investment opportunity."
"What doesn't look like a pretty picture on the onset can actually going to be one of the most fruitful investments that an investor can make."
"Do they align with your investment goals. Don't just do it because it's trendy or because you heard about it on a podcast."
Links
RCN Capital
https://www.rcncapital.com/podcast
https://www.instagram.com/rcn_capital/
REI INK
https://rei-ink.com/
View all episodes
By REI Ink MagazineIn this episode of Uncontested Investing, we break down one of the most misunderstood tools in real estate tax strategy: Opportunity Zones. We unpack what a Qualified Opportunity Zone actually is, how the program was created under the Tax Cuts and Jobs Act of 2017, and why it matters for investors looking to defer capital gains, reduce tax liability, and potentially eliminate gains entirely on long-term projects.
We walk through a real-world example from the Brunswick Naval Air Station in Maine, talk about converting old mills and strip malls into housing, and outline the three big tax incentives: deferral, step-up in basis, and full exclusion after a 10-year hold. Then we flip to the other side of the coin—market risk in distressed areas, zoning and code upgrades, long-term commitment, and why due diligence and local planning insight are non-negotiable.
If you've been hearing about Opportunity Zones but aren't sure how they work or whether they fit your strategy, this episode will give you a clear framework for spotting good OZ deals, avoiding landmines, and partnering with the right fund managers and tax pros. 
Key Talking Points of the Episode
00:00 Introduction
01:25 What are opportunity zones and how were they created?
02:24 Not all opportunity zones are created equal
03:20 Key tax benefits: deferral, reduction, and elimination
04:25 Impact investing: breathing life into distressed communities
05:02 Tax terms explained: Deferral of capital gains, step-up in basis, and more
06:36 Housing shortage, mills, and adaptive reuse
07:32 Qualified Opportunity Funds & 180-day rule
09:24 Residential developments in opportunity zones
10:28 Commercial and mixed-use opportunities
11:27 Redevelopment & infrastructure improvement
12:16 Build-to-rent on raw land in opportunity zones
13:01 The market risks in a distressed area
14:11 Planning board meetings and understanding regulatory and compliance risk
15:39 Long-term commitment and exit strategy
16:05 Do opportunity zones fit your investment goals?
17:01 Partnering with experienced Opportunity Fund managers
18:05 The importance of understanding property taxes when investing in opportunity zones
19:16 Opportunity zones in broader economic development
20:33 Scaling from residential to commercial
Quotables
"Not all opportunity zones are created equal, not all are going to be tailor made like the one that you found, but they still are a great investment opportunity."
"What doesn't look like a pretty picture on the onset can actually going to be one of the most fruitful investments that an investor can make."
"Do they align with your investment goals. Don't just do it because it's trendy or because you heard about it on a podcast."
Links
RCN Capital
https://www.rcncapital.com/podcast
https://www.instagram.com/rcn_capital/
REI INK
https://rei-ink.com/