Ask A Question

Can a QOF itself invest in another QOF?

Are there any special rules about how such layered ownership structures are handled for QOFs?


Answers
  • Gordon Goldie
    August 15, 2019

    No. The statute prohibits a Qualified Opportunity Fund (QOF) from investing in another QOF. In general, an Opportunity Zone transaction can only have three tiers: the taxpayer who recognized the capital gain, the QOF and the Qualified Opportunity Zone Business. The taxpayer who recognized the capital gain can be a partnership or S Corporation, but otherwise the owner of a QOF cannot be a pass-through entity at the time the investment is made. However, it may be possible for a partnership that did not recognize capital gain to become an owner of a QOF if a member of the QOF transfers its interest in the QOF to such partnership. The April 2019 regulations allow QOF investors to contribute their ownership interest in a QOF to a partnership without the transfer being treated as an inclusion event to the extent such transfer is made pursuant to Internal Revenue Code Section 721. In general Section 721 provides that no gain or loss shall be recognized to a partnership or any of its partners in the case of a contribution of property to the partnership in exchange for an interest in the partnership. However, such a transfer would be prohibited under the statute if it would result in a QOF owning an interest in another QOF.

  • Erik Kodesch
    August 17, 2019

    No. An interest in a QOF is not qualified property for a QOF. Technically, an investment in a QOF can be part of the 10% of non-qualified property, but there really is no point to such an investment.

  • Kevin Matz
    August 14, 2019

    The QOZ statute expressly prohibits a QOF from investing in another QOF.

  • Matthew Rappaport
    August 14, 2019

    Per the statute, a QOF is prohibited from investing in another QOF. That is a hard-and-fast rule. The only tiered structure available is having a QOF form a QOZB. Based on the "non-qualified financial property" rule, there is also some ambiguity about whether QOZBs can have tiered structures. To play it safe, stick with the two-tier structure of QOF owning QOZB until we get further guidance.

  • Wendi Kotzen
    August 14, 2019

    A QOF cannot invest in another QOF.

  • Matt Campbell
    August 14, 2019

    No. A QOF can't invest directly into another QOF and get any tax benefits. A QOF can, however, invest in a QZOB of another QOF. I've seen some structures where the various QOZB investments of two or more QOFs help cross-pollinate or support each other.

  • Jonathan McGuire
    August 14, 2019

    A QOF cannot invest in another QOF. However, multiple QOFs can invest in the same QOZB. This allows multiple funds to come together an create a partnership or invest in the same corporation.

  • Blake Christian
    August 14, 2019

    At this point, most people working in this area believe the neither the code nor regulations allow a QOF to invest into another QOF. The final regulations might add more clarity.

  • Forrest Milder
    August 14, 2019

    Section 1400Z-2(d)(1) specifically provides that a QOF cannot be formed for the purpose of investing in another QOF. Neither the code nor the proposed regulations provide more guidance than this. So, presumably an investment by a QOF in another QOF could be part of the 10 percent "bad property" that is allowed in analyzing the "90 percent test" that applies to QOFs.

  • Brett Siglin
    August 15, 2019

    A QOF itself cannot invest in another QOF.

  • Pat Cardwell
    August 15, 2019

    That’s a great question. I have seen nothing that precludes it.

  • Valerie Grunduski
    September 23, 2019

    A QOF may not invest in another QOF. If two QOFs want to invest in the same project, it is advised that they invest side by side.

  • DISCLAIMER: 

    the information found on this website is intended to be general information; it is not legal or financial advice. Specific legal or financial advice can only be given by a licensed professional with full knowledge of all the facts and circumstances of your particular situation. You should seek consultation with legal and financial experts prior to participating in any aspect relating to Opportunity Zones. Posting a question on this website does not create an attorney-client relationship. All questions you post will be available to the public; do not include confidential information in your question.