One of the major benefits of owning income producing real estate is the ability of investors to reduce their taxable income by taking advantage of various tax deductions permitted in the tax code. Among the most powerful of these deductions is the depreciation deduction.
This deduction allows investors to reduce their taxable income by deducting a portion of their building’s value each year. The amount of the deduction varies depending on the type of property. Traditionally, the value of the building portion (excluding land value) of residential property could be deducted over 27.5 years and commercial buildings over 39 years. These timelines are referred to as straight-line deductions.
Beginning in the 1980s, new legislation was introduced that permitted investors to increase depreciation deduction beyond straight line deductions. In recent years, we have seen a growing number of investors take advantage of accelerated depreciation through utilizing cost segregation.
Cost segregation is a tax strategy that allows real estate investors to increase depreciation deductions by breaking a building into components with shorter useful lives.
Instead of depreciating the entire property over 27.5 years (residential) or 39 years (commercial), cost segregation separates parts of the building—like carpet, lighting, cabinetry, appliances, and landscaping—that can be depreciated over 5, 7, or 15 years.
This reclassification potentially creates larger upfront deductions which may significantly improve cash flow early in the asset’s life.
A cost segregation study, typically performed by engineers or tax professionals, analyzes a property’s construction or purchase cost and allocates it into asset categories like:
|
Asset Component |
Depreciation Life |
|
Structural (walls, roof) |
27.5 or 39 years |
|
Personal property (carpets, fixtures, furniture) |
5 or 7 years |
|
Land improvements (parking lots, fences, landscaping) |
15 years |
Many of the shorter-lived assets now may qualify for 100% bonus depreciation, which allows full expensing in the first year.
Any unused deductions carry forward, sheltering future income or gains—particularly relevant if you can’t fully use the passive losses in one year.
Let’s say you buy a $1,000,000 multifamily rental. The land is worth $200,000, so the building value or basis is $800,000.
A cost segregation study might reclassify:
With 100% bonus depreciation, you could deduct:
$250,000 in Year 1
(That’s $200,000 + $50,000—all in the first year!)
Compare that to the normal depreciation method:
Without cost segregation:
$800,000 ÷ 27.5 = ~$29,100 deduction/year
So in Year 1, the difference is:
$250,000 – $29,100 = $220,900 in additional deductions (WOW!)
That could offset other passive income or even ordinary income (with the right planning), lowering your tax bill significantly.
Say you purchase a $5,000,000 office building (excluding land value).
A professional cost segregation study could yield:
First-year bonus depreciation:
$800,000 + $300,000 = $1.1 million deduction in Year 1
Ideal candidates include real estate investors who own properties valued at over $500,000. Investors in fractional ownership structures including the Delaware Statutory Trust (DST) might also consider using cost segregation studies, which are often provided by the DST sponsor.
Investors can also utilize cost segregation retroactively on properties placed in service in previous years (as far back as 1987, with a Form 3115 adjustment).
Upfront cost: Cost segregation studies typically cost $1.5K–$25K depending on complexity but often pay for themselves many times over. Many DST sponsors provide studies at no extra charge to their investors.
Recapture on sale: Unless an investor completes a full tax deferral strategy such as a 1031 exchange, accelerated depreciation will result in a larger tax penalty for any cash that is not deferred at time of sale. As a result, cost segregation may not be a good fit for investors who plan to take cash out of their sold properties in the future.
Requires expert study: IRS guidelines require detailed cost allocations supported by engineers, not just an accountant’s guess.
IRS Scrutiny - Cost segregation is 100% legal—but if the study isn’t properly documented or performed by qualified professionals, the IRS may challenge your allocations during an audit resulting in potential tax liabilities.
Cost segregation is not just a loophole—it’s a strategic financial tool backed by IRS guidance and used by the biggest players in real estate. With bonus depreciation made permanent under the 2025 tax reform, cost segregation is now more valuable than ever.
If you own or plan to acquire income-producing property, a cost segregation study could be your most valuable next move—boosting cash flow, reducing tax liability, and creating new opportunities to scale your portfolio.
For more information on cost segregation or other real estate tax and investment strategies, please contact the specialists at First Guardian Group at info@firstguardiangroup.com or schedule a no-obligation consultation today!