--- title: "Investment Studio: 1031 and Net Lease Tools | PCA" url: "https://newphoenixcommercialadvisors.com/tools/investment-studio/" description: "Free tools for retail investors: build a 1031 replacement set from current offerings, find your 45 and 180 day dates, and run net lease numbers." publisher: "Phoenix Commercial Advisors" generated: "11/10/2026" --- # Investment Studio Four tools that run in the browser over the investment offerings Phoenix Commercial Advisors has on the market now: a 1031 replacement-set builder, a 1031 timeline, a net lease calculator and a side-by-side comparison. An owner-user comparing a lease with buying a small building can use Lease or buy, before tax: https://newphoenixcommercialadvisors.com/tools/lease-vs-buy/ **Illustrative figures only. This is not tax, legal or investment advice; consult your own advisors. Listing figures come from PCA's offering materials and are subject to change.** ## The 1031 rules, as plain facts - **Identify in 45 days.** Replacement property must be identified in writing within 45 calendar days after the sale of the property you gave up closes. - **Close in 180 days.** The replacement property must be received within 180 calendar days after that closing, or by the due date, with extensions, of your tax return for that year if that comes first. - **The three-property rule.** You may identify up to three properties, whatever they are worth. - **The 200% rule.** You may identify any number of properties as long as their combined value is no more than 200% of the value of the property you sold. - **The 95% exception.** If you identify more than three properties and they total more than 200%, you must acquire at least 95% of the value of everything you identified. These are the general rules. Reverse and improvement exchanges and other facts change them. Confirm every date and every rule with your qualified intermediary. ## What each tool does - **Replacement set builder.** Enter an amount to replace and see the combinations of current offerings that meet or exceed it, with the three-property and 200% rules stated for each combination. - **1031 timeline.** Enter the day the property you sold closes and get day 45 and day 180 as MM/DD/YYYY dates. - **Net lease calculator.** Price, cap rate and NOI converted into one another; optional rent steps as a year-by-year income table; optional financing for annual debt service, cash on cash and debt service coverage. Before tax only. - **Compare.** Two to four offerings side by side. ## Current investment offerings (20) | Offering | Location | Price | Cap rate | Income | Type | Page | |---|---|---|---|---|---|---| | Icons Sports Grill | Gilbert, AZ | $1,620,000 | 6.00% | Not published | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/icons-sports-grill-gilbert/ | | AutoZone | Fountain, CO | $2,395,000 | 4.80% | NOI $115,000 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/autozone-fountain/ | | Senor Taco | Chandler, AZ | $2,609,000 | 5.75% | NOI $150,000 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/senor-taco-chandler/ | | Angie's Prime Grill | Prescott Valley, AZ | $2,632,000 | 5.70% | NOI $150,000 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/angies-prime-grill-prescott-valley/ | | Black Rock Coffee | Colorado Springs, CO | $2,695,500 | 5.75% | NOI $155,000 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/black-rock-coffee-colorado-springs/ | | Fresenius Medical Care | Tucson, AZ | $2,912,000 | 6.50% | Annual base rent $189,253 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/fresenius-medical-care-tucson/ | | Mattress Firm | Tucson, AZ | $2,940,000 | 5.50% | NOI $161,700 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/mattress-firm-tucson/ | | Speedway Shops | Tucson, AZ | $3,331,000 | 6.25% | NOI $208,197 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/speedway-shops-tucson/ | | Chipotle | Gilbert, AZ | $3,900,000 | 4.65% | NOI $181,500 | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/chipotle-gilbert/ | | Tempe Crossing | Tempe, AZ | $4,280,000 | 5.20% | NOI $222,596 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/tempe-crossing-tempe/ | | Tutor Time | Anthem, AZ | $4,500,000 | Not published | Not published | Single-tenant net lease | https://newphoenixcommercialadvisors.com/properties/tutor-time-anthem/ | | Signal Butte & Elliot Shops | Mesa, AZ | $6,170,000 | 6.20% | NOI $382,562 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/signal-butte-and-elliot-shops-mesa/ | | South Mountain Plaza | Phoenix, AZ | $8,036,000 | 6.85% | NOI $550,450 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/south-mountain-plaza-phoenix/ | | Shops at Gilbert Town Square | Gilbert, AZ | $9,675,000 | 7.00% | NOI $676,991 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/shops-at-gilbert-town-square-gilbert/ | | Shops at Royal Palms | Mesa, AZ | $9,999,500 | 6.27% | NOI $626,755 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/shops-at-royal-palms-mesa/ | | Mountain Vista Plaza | Surprise, AZ | $19,435,000 | 6.75% | NOI $1,311,898 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/mountain-vista-plaza-surprise/ | | Pointe 17 | Phoenix, AZ | $21,598,000 | 6.00% | NOI $1,295,882 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/pointe-17-phoenix/ | | Crossroads at Tolleson | Tolleson, AZ | $36,950,000 | 6.54% | NOI $2,416,152 | Multi-tenant | https://newphoenixcommercialadvisors.com/properties/crossroads-at-tolleson-tolleson/ | | Edison Pointe | Maricopa, AZ | Not published | Not published | Not published | Community Center | https://newphoenixcommercialadvisors.com/properties/edison-pointe-maricopa/ | | El Mirage Rd & Vistancia Blvd | NWC | Peoria, AZ | Not published | Not published | Not published | Retail-Pad | https://newphoenixcommercialadvisors.com/properties/el-mirage-rd-and-vistancia-blvd-peoria-2/ | Machine-readable: https://newphoenixcommercialadvisors.com/api/investment-offerings.json