You're paying tax
on money the IRS
already let you keep

A cost segregation study pulls decades of building depreciation into this year's return. Most rental property owners have never had one run. See your number in 30 seconds — free.

See how it works Read the FAQ →
Engineering-based
IRS ATG-aligned
Often same-day
Estimate your first-year savings
No email required. Nothing is sent anywhere — this runs entirely in your browser.
Estimated first-year tax savings
$43,000 – $58,000
Cash you keep instead of sending to the IRS
Depreciable basis—
Reclassified to 5/7/15-year—
First-year deduction—
Return on study fee—
Get my detailed estimate →
Illustrative estimate using typical component allocations and assumed land values. Actual results require an engineering-based study and depend on your bracket, passive-activity status, and material participation. Not tax advice.
Engineering-method studies IRS Audit Techniques Guide aligned Residential often delivered same day Free estimate, no obligation Delivered straight to your CPA Form 3115 look-back available
The problem

The IRS makes you wait 27 years for money you could take now

When you buy a rental property, the tax code treats the whole building as one thing that wears out over 27.5 years. So you deduct a thin slice each year and pay tax on the rest.

But a building isn't one thing. The carpet, appliances, cabinets, light fixtures, driveway, fencing and landscaping all wear out far faster than the structure — and the tax code has always allowed them to be depreciated on 5, 7, and 15-year schedules instead.

A cost segregation study is the engineering analysis that separates them out. Large real estate firms have done this for decades. Individual owners usually never hear about it, because nobody's job is to tell them.

The result is a large deduction in year one instead of a small one spread across three decades — and because of inflation and the fact that most investors sell long before year 27, taking it now is worth substantially more than taking it later.

Without a study
$22K
Deducted per year, every year, for 27.5 years. On a $600K building that's a thin trickle — and if you sell in year seven, you never collect the rest.
With a study
$180K
Deducted in year one, then normal amounts after. Same total deduction — you just stop lending it to the IRS interest-free for three decades.
How it works

Free number first. You decide after.

STEP 01
Get your estimate
Tell us the address, what you paid, when you bought it, and the property type. We come back with your projected first-year deduction and tax savings — free, no obligation, usually within the hour.
Free · No commitment
STEP 02
We run the study
If the number's worth it, our engineering team performs the full analysis — every component classified, priced, and reconciled to your depreciable basis, following the IRS Cost Segregation Audit Techniques Guide.
Often same day
STEP 03
Your CPA files it
You get the full report plus the supporting fixed-asset schedules, delivered straight to your accountant. They apply it to your return. If they have questions on any classification, our engineers answer them at no charge.
Done for you
What you get

One flat fee. Everything handled.

Most owners who've heard of cost segregation still don't do it, because it sounds like a project. It isn't. You answer a few questions about the property and we handle the rest — including the part where your accountant has to actually use it.

Free preliminary estimate
On every property you own. We'll tell you which ones are worth studying — and which aren't.
All document collection
We gather and submit the property data. You don't chase paperwork or fill out forms.
Engineering-based study
Full component analysis with fixed-asset detail, aligned to IRS Pub 5653 and Rev. Proc. 87-56.
Delivered to your CPA
Report and schedules sent directly to your accountant, with engineer support if they have questions.
Look-back on older properties
Bought years ago and never claimed it? Form 3115 lets you catch up the missed depreciation in one filing.
Who this is for

It works best when all four are true

$500K+
Purchase price. Below that the fee starts eating the benefit and we'll tell you so.
Rental
Investment or business use. Your own primary residence doesn't qualify.
3–5 yrs
Planned hold. Sell sooner and depreciation recapture claws back part of the benefit.
Taxable income
A deduction is only worth something if you have income to apply it against.
FAQ

Everything you need to know

No. Cost segregation is an established application of existing depreciation rules, described in the IRS's own Cost Segregation Audit Techniques Guide (Pub 5653). Large real estate firms have used it for decades. The only unusual part is that most individual owners have never had anyone run one for them.
No — and you shouldn't. Your CPA stays your CPA. We're not a tax firm and we don't prepare or file returns. We produce the engineering analysis and hand it to your accountant as a workpaper. They decide how it's applied. Most accountants are glad to receive one; it's work they'd otherwise have to outsource themselves.
The estimate is free. If you move forward, the study is one flat fee based on property type and purchase price — quoted upfront, with no site-visit charge and no per-revision charge. You'll always see your projected savings before you spend anything, and if the numbers don't justify the fee we'll say so.
Usually not. If you've owned it for several years and never had a study done, Form 3115 generally allows the missed accelerated depreciation to be caught up in the current tax year rather than lost. For a property held four or five years that catch-up can be larger than a current-year study. Your CPA confirms whether it applies to your situation.
The study is engineering-based and documented to the standard the IRS describes in its own guidance, with every classification supported and reconciled to your depreciable basis. That documentation is exactly what an examiner asks for. If your CPA has questions during a review, our engineering team answers them directly at no additional charge.
There isn't a catch, but there is a tradeoff worth knowing. If you sell the property, part of the accelerated depreciation is recaptured as income at sale. That's why this works best for owners holding at least three to five years, and why a 1031 exchange — which defers recapture — pairs well with it. If you're planning to sell next year, we'll tell you it isn't worth doing.
Residential studies are frequently delivered the same day once we have the property information. Larger and commercial properties are scoped individually and we'll give you a timeline before you commit. No on-site visit is required.

Find out what your
property is actually worth

Send us the address and what you paid. We'll come back with your projected first-year savings — free, no obligation, and we'll tell you straight if it isn't worth doing.

Get my free estimate Or call or text (909) 757-4214 →