Park View Oz Reit Inc · OTC:PVOZ
Park View Oz Reit — Investor Presentation (November 2025)
59 slides from Park View Oz Reit's investor presentation, November 2025
Slide 1: Opportunity Zone Tax Incentives with Park View OZ
Opportunity Zone Tax Incentives with Park View OZ MICHAEL KELLEY, CEO PARK VIEW INVESTMENTS PARK VIEW OZ (OTC:PVOZ) Park View OZ’s SEC filings may be found at: EDGAR Search Results (sec.gov)
Slide 2: Disclosure
Disclosure This presentation is for discussion purposes only, and does not constitute and should not be interpreted as either an investment recommendation or advice, including legal, tax or investment advice. This presentation includes forward-looking statements that represent opinions, estimates an
Slide 3: The Purpose of OZs
The Purpose of OZs - Unlocking warehoused capital. - Incentivize reinvestment of this capital into Opportunity Zone communities. - Concentrating investment to break the cycle of poverty. 3
Slide 4: What Capital is Eligible for QOF Benefits?
What Capital is Eligible for QOF Benefits? Only the capital gain portion of the sales proceeds is eligible for the tax incentives. Almost any type of capital gain is eligible. ◦ Capital which was not at risk does not qualify such as carried interest. ◦ Real estate, stocks, collectibles, bitcoin, sel
Slide 5: Why QOF Tax Incentives are Important
Why QOF Tax Incentives are Important • Broadly applicable: Any recent capital gain is eligible. • “Roth-like” tax-free compound growth for 30 years without income or annual contribution restrictions. • Deferral strategies are a “Swiss Army Knife” for tax planning. 5
Slide 6: What is a Qualified Opportunity Fund (QOF)?
What is a Qualified Opportunity Fund (QOF)? QOFs are the entity through which the Internal Revenue Service oversees opportunity zone compliance. You must invest through a QOF to be eligible for opportunity zone tax incentives. QOFs must invest 90% of their assets in Qualified Opportunity Zone Proper
Slide 7: What is an Opportunity Zone?
What is an Opportunity Zone? OZs are census tracts that qualify as low-income communities. Census tracts are typically 2,000 to 8,000 in population. Across the country, there are more than 8,764 opportunity zones. (Approximately 11% of the country’s census tracts). 7
Slide 8: Opportunity Zone Business Property (QOZBP)
Opportunity Zone Business Property (QOZBP) Must be tangible commercial property, such as real estate or equipment, acquired from an unrelated party, that meet one of two criteria. • Original use: Not yet placed in service. or • Substantially improved: Improved by at least as much as the purchase pri
Slide 9: Who is Eligible for QOF Benefits?
Who is Eligible for QOF Benefits? Anyone with a realized capital gain owed to the IRS. • Foreign or domestic • Could be an individual, corporation, a REIT, trust or partnership Mixed assets - Only the capital gain investment qualifies for the tax benefits, but investing non-capital gains funds is al
Slide 10: QOF Benefits Illustration
QOF Benefits Illustration 1 Original Capital Deferral Gain 2 QOF Capital Gain Elimination 10
Slide 11: TCJA QOF Benefits Illustration
TCJA QOF Benefits Illustration 1 Original Capital Until December 31, Deferral Gain 2026 2 After a 10-Year Hold, QOF Capital Gain Elimination Expires in 2047 QOF investments made prior to January 1, 2027 11
Slide 12: Three Big OZ Changes - One Big Beautiful Bill (OB3)
Three Big OZ Changes - One Big Beautiful Bill (OB3) • The opportunity zone program is now a permanent part of the U.S. tax code. • The tax deferral benefit has been extended to last for 5 years from the date of the QOF investment. Additionally, if you hold the QOF for the full 5 years, 10% of the ca
Slide 13: OB3 QOF Benefits Illustration
OB3 QOF Benefits Illustration 1 5 Years From the Original Capital Date of the QOF Tax Deferral Gain Purchase. 10% Step- + 10% Tax up in Basis if Held Elimination For the Full 5 Years 2 Requires a 10-year QOF Capital Gain Hold. Expires 30 100% Tax Years After the Date Elimination of the QOF Purchase
Slide 14: Conforming States - Individual Income Tax
Source: Novogradac Conforming States Individual Income tax Only California, Massachusetts, Mississippi and North Carolina are OZ non- conforming. 14
Slide 15: Conforming States - Corporate Income Tax
Source: Novogradac Conforming States Corporate Income 15
Slide 16: Question #1
Question #1 | PARK VIEW| www.parkviewozreit.com 16
Slide 17: A Once In a Generation Tax Incentive
A Once In a Generation Tax Incentive • Powerful, versatile, and broadly applicable • More than 100 billion dollars have been invested in QOFs • Only a narrow base of investors have participated – private equity and family offices primarily 17
Slide 18: Project-Specific OZs
Project-Specific OZs • The majority of QOFs are single-project private equity deals • Effective tax strategy for the investor • All investors stay for the same period of roughly 10 years and exit together • Delays compensation for the developer / manager 18
Slide 19: For Tax Planning QOFs = A.I.V.
For Tax Planning QOFs = A.I.V. • K-1 (partnership) tax forms are notoriously difficult and often late • Accreditation requirements • Partnership Minimums: Only recent capital gains get the benefits • Illiquidity/Inflexibility: 10-year capital commitment periods followed by planned exit 19
Slide 20: Publicly Traded for Investor Flexibility and Ease of Access
Publicly Traded for Investor Flexibility and Ease of Access Buy and Sell when it makes sense for your unique financial needs. Simple 1099-DIV tax forms. No Minimums Investment: Only recent capital gains are eligible. No Investor accreditation requirements. 20
Slide 21: Park View OZ (PVOZ) Created for Tax Planners
Park View OZ (Stock Symbol: PVOZ) Created for Tax Planners Easy to implement in a financial plan. Holding period control - tailor the benefit to suit the taxpayer's unique financial needs. Align the interests of the manager with the investor. - No carried interest or promote fees. 21
Slide 22: Example OZ Investment
Example OZ Investment 2209 N. Boulevard, Tampa Heights 22
Slide 23: Armature Works / Riverwalk
Tampa Heights Armature Works / Riverwalk 23
Slide 24: Positioned as a Preferred Partner
Positioned as a Preferred Partner Investment Real Estate Park View OZ Professional Development 24
Slide 25: Question #2
Question #2 | PARK VIEW| www.parkviewozreit.com 25
Slide 26: 180 Day Investment Period Partnerships
180 Day Investment Period Partnerships A partnership investor may choose to begin their 180-day investment period: ◦ On the date the partnership realizes the gain. ◦ At the partnership’s year end – Typically December 31st. ◦ When the partnership’s taxes are due without extensions – Typically March 1
Slide 27: 180 Day Investment Period Installment Sales
180 Day Investment Period Installment Sales The capital gain proceeds for an installment sale are considered a new capital gain in the year they are received. The reinvestment period can start either when the payment is received or at year end. If you are receiving monthly installment payments, you
Slide 28: 180 Day Investment Period 1231 Gain
180 Day Investment Period 1231 Gain 1231 gains and losses do not have to be netted. The investor can choose to begin the 180 day investment period starting: ◦ on the date of the inclusion event, ◦ at the taxable year end of the entity or ◦ on the date the entities taxes are dues without extension. 2
Slide 29: 180 Day Investment Period RICs and REITs
180 Day Investment Period RICs and REITs The investor can choose to begin their investment period: ◦ When the capital gain is distributed. ◦ At the regulated investment company (RIC) or REIT’s financial year end. 29
Slide 30: Part 3: Roth-Like Benefits
Part 3: Roth-Like Benefits Know Your Spendable Assets in Retirement 30
Slide 31: OZ Tax Free Benefit
OZ Tax Free Benefit Taxable Tax-Deferred Tax-Free Roth IRAs and 401Ks Brokerage IRAs and 401Ks, 1031s Some Insurance Bank QOFs up to 30 years 31
Slide 32: Tax-Free = Better Clarity and Confidence
Tax-Free = Better Clarity and Confidence • The government can unilaterally decide which assets it has a claim on and how the ownership is divided. • What will tax rates be in 2035 or 2055? Today’s rates are historically low, but debt is high. • Tax-free vehicles can provide greater clarity to estima
Slide 33: Better Together: Roth IRAs and QOFs
Better Together: Roth IRAs and QOFs • Roth IRAs are an amazing way to create wealth through tax-free growth, but contributions are currently capped at $7,500 annually or $8,600 if you are age 50 or older. • Tax-free compound growth is difficult to achieve. • QOFs can be a great way to catch up, or a
Slide 34: Eliminate Capital Gains Income
How It Works: Eliminate Capital Gains Income • The election to step up the asset’s cost basis to fair market value is important. It is better than just eliminating capital gains tax. • It protects against current and future taxes targeting capital gains income. NIIT is an example. • Any tax rate tim
Slide 35: Running a QOF for Roth IRA-Like Benefits
Running a QOF for Roth IRA-“like” Benefits Only the appreciation of the QOF eliminated by the cost basis step up. Any taxes created by the fund are taxable, nullifying QOF tax elimination benefit completely. Buy and hold strategy is key. Carried interest (AKA “a Promote”) should be avoided. Alignmen
Slide 36: Elimination Benefit – Snowball
Elimination Benefit – “Snowball” • Tax-free compound growth is a great way to build wealth. • The key is to let the compounding continue as long as is practical. • Just like a snowball rolling down hill, the last few revolutions pick up the most snow. 36
Slide 37: Percentage of total potential tax savings realized over time
Chart: Percentage of total potential tax savings realized over time with a QOF investment, assuming a 10% growth rate and a 23.8% tax rate (20% capital gains + 3.8% NIIT). 37
Slide 38: Tax-Free Summary
Tax-Free Summary Max out the Roth IRA contribution. Consider QOFs for any realized capital gains. Stay invested in tax free as long as you can. 38
Slide 39: QOF Tax Optimization Checklist
QOF Tax Optimization Checklist The investor must be able to control their holding period. The fund needs to be run with a perpetual life as a goal. Buy and hold strategy is essential – no carried interest or promote fees. Low fees. 39
Slide 40: Question #3
Question #3 | PARK VIEW| www.parkviewozreit.com 40
Slide 41: Deferral Benefit: A Swiss Army Knife for Tax Planning
Deferral Benefit: A Swiss Army Knife for Tax Planning 41
Slide 42: New Legislation Inadvertently Creates a Dead Zone Problem
New Legislation Inadvertently Creates a “Dead Zone” Problem Many investors will pause OZ investments waiting for the new benefits to become available on January 1, 2027. Stops the flow of capital into OZ neighborhoods. This is opposite to the intent of the OZ legislation. 42
Slide 43: Current OZ Program vs OZ 2.0
Current OZ Program OZ 2.0 Timing of eligible investments QOF investments from capital gains realized on or prior to December 31, 2026. QOF investments made after January 1, 2027. Capital eligible for QOF tax incentives Capital is eligible up to the amount of capital gains realized within the last 18
Slide 44: Sale and Re-deferral of a QOF
Sale and Re-deferral of a QOF Selling a QOF, during or at the end of the deferral period, triggers the realized of the original capital gain. Only the date of realization has changed. 180 days to re-invest and re-defer the gain by making another QOF investment Each time you buy a QOF the 5-year defe
Slide 45: Bridge Strategy
Bridge Strategy Keep current capital gains eligible for enhanced QOF incentives Bridge strategy: hold through 2026, cross the Eligibility Gap by selling in Jan 2027, and reinvest within 180 days to capture OZ 2.0 benefits. 2027: Invest in QOF Sell & Reinvest (OZ 2.0) Eligibility Gap: Now–Dec 2026 45
Slide 46: Result of Bridge Strategy
Result of Bridge Strategy • Keeps capital flowing to OZ communities. • Investor needs to stay invested longer in these communities to claim the 100% elimination benefit. • Potentially keeps current gains eligible for enhanced OZ 2.0 benefits. 46
Slide 47: Deferral Benefit on the Original Gain
Deferral Benefit on the Original Gain • The character of the gain does not change. o Short- or long-term, from collectibles etc. • What does change is the realization date. 47
Slide 48: Matching Future Losses with Current Gains
Tax Solutions Matching Future Losses with Current Gains Investors may want use a QOF to defer their capital gain realization date. If they then have a loss anytime during the deferral period, they can trigger a matching gain in the same tax year by selling the appropriate amount of QOF stock. Withou
Slide 49: Using QOFs to Match Gains and Losses
Using QOFs to Match Gains and Losses The order you pay gains and losses matters PAY AS YOU GO STRATEGY QOF DEFERRAL STRATEGY Current Year Future Year Current Year Future Year Gains $1,000,000 Gains $1,000,000 $1,000,000 Deferred with Now Realized QOF with Sale of the Losses $1,000,000 QOF Losses $
Slide 50: Selling a Business and Retiring
Tax Solutions Selling a Business and Retiring Carol and her husband are selling their business with a 700K capital gain and retiring. Their substantial income has them in the 20% capital gains bracket and subject to the 3.8% NIIT so they face a tax bill of 166K. Assuming their taxable income drops t
Slide 51: Capital Gains
Capital Gains Married Filing Jointly – 94K Annually at 0% Tax Rate plus standard deduction of $31,500 Tax Year 0 Tax Year 1 Tax Year 2 Tax Year 3 Tax Year 4 Tax Year 5 Tax Year 5 600k Cap Gain Remainder 600k Deferred Sell a Portion of Sell a Portion of Sell a Portion of Sell a Portion of Sell a Port
Slide 52: Pain Points of Income + Capital Gain Year
Selling and Retiring Pain Points of Income + Capital Gain Year IRMAA - Medicare Surcharge Senior Bonus Standard Deduction NIIT - Net Investment Income Tax Child Tax Credit, Tax on SS, Education Credits AMT - Alternative Minimum Tax Capital Gains – Higher Tax Brackets Roth IRA – Contribution Eligibil
Slide 53: Making Cash QOF Eligible
Tax Solutions Making Cash QOF Eligible - QOFs have no cash tracing requirement. You can trigger an unrealized gain elsewhere in the portfolio and buy the asset back immediately. - The cash now is eligible for QOF benefits. - Wash sale rules do not apply on gain harvesting. - The asset now has a mark
Slide 54: QOF vs 1031: How Do They Compare?
How Do They Compare? Capital Gains from CRE Any Capital Gain is Eligible Requires Reinvest of All Proceeds Requires the Reinvestment of Gains Can Defer Tax Indefinitely Deferred Capital Gains Can Defer Tax for 1 to 5 years Strict Cash Tracing 1031 Estate Planning QOF No Cash Tracing 45 Days to Ident
Slide 55: Question #4
Question # 4 | PARK VIEW| www.parkviewozreit.com 55
Slide 56: Key Points
Key Points QOF incentives are broadly applicable. Almost all investors will have a capital gain over time. QOF incentives can significantly increase after-tax returns. Stock ownership greatly increases access to QOF incentives. Control of the QOF holding period is key to maximizing QOF tax i
Slide 57: Next Steps
Next Steps Schedule a call with me or leave me a message in the comments. calendly.com/mikefkelley/30min Our tax information page aggregates the resources you need to file for QOF tax incentives - including “how to” videos. parkviewozreit.com/qof-tax-form-information Our website has a lot of i
Slide 58: Park View OZ Service Providers
Park View OZ Service Providers 58
Slide 59: Contact Information Michael Kelley
Contact Information Michael Kelley Park View OZ One Beacon Street 32nd Floor Boston MA 02108 (617) 971-8807 mikefkelley@parkviewinv.com www.parkviewozreit.com Stock Trading Symbol: PVOZ 59
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