Coalville is the Summit County seat, a small commercial and ranching town along I-80 and US-189 between Salt Lake City and Park City. Its investable stock leans toward small commercial buildings, storage assets, and agricultural land rather than resort-scale product, so a 1031 exchange file here has to reflect what the town actually has for sale, not a comparison to Park City pricing.
Coalville's Main Street carries the county courthouse, a modest strip of retail and service buildings, and light-industrial space along the rail corridor that Union Pacific still runs through town. Investment property here tends to be owner-user adjacent: a single-tenant building leased to a local business, a small multi-tenant strip, or a self-storage facility serving the surrounding ranching and recreation population near Rockport and Echo Reservoirs. Rent rolls in this submarket are short, often one or two tenants, so the scope of the sale-side review should confirm lease term remaining, tenant credit, and any personal guarantees before that income is carried into replacement underwriting.
Because local inventory is thin, an identification package built here usually widens the geographic scope rather than staying inside town limits. The submittal should still confirm the same core items regardless of where the replacement candidate sits.
Each line item gets assigned to a responsible party, the title company, the lender, or the qualified intermediary, so the file keeps moving even when the property itself is a smaller, less-documented asset.
It can, but the pool of comparable small commercial and storage assets is limited in any given year, so most identification packages built for a Coalville sale include candidates from nearby Summit County towns to keep the three-property list realistic.
Those arrangements need to be documented as a proper lease or tenancy record before closing, since a qualified intermediary and the replacement property's lender will both require clear title and income documentation.
Agricultural land held for investment can qualify as like-kind to commercial property, though an investor should confirm the specific use and holding intent with their tax advisor before including it on the identification list.
Boot is generally the difference between debt relieved on the relinquished property and debt assumed or funds contributed on the replacement property. That calculation should be run by the qualified intermediary and confirmed with the investor's tax advisor before the identification deadline.
A DST placement can work well for an owner exiting a hands-on rural asset, since it removes direct management responsibility, though the investor's tax advisor should confirm the DST's structure and asset class fit the specific exchange.
Given how few comparable buildings trade in Coalville in any given year, a bid-package comparison across replacement candidates often has to include Kamas, Oakley, and Silver Creek to build a workable three-property list. That widening is not a compromise on like-kind scope, since real property held for investment anywhere in the country can satisfy the exchange, but it does mean the market-comparable analysis has to explain why a candidate outside Coalville still fits the investor's income and management goals. Rockport Reservoir and Echo Reservoir sit on either side of town, and small commercial or storage parcels near both bodies of water occasionally trade on a seasonal-recreation basis, which can add another category of candidate worth reviewing alongside the more strictly agricultural inventory available in Kamas and Oakley.
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