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Sample study · fictional builder

Cedar Creek Rentals

32 build-to-rent homes, $11.2M including land, Texas, ready to rent June 2026

Estimated value after our fee

$291,498

Likely range $229,616 to $491,922. Middle case in today's dollars (6% a year), after our fixed fee.

First-year tax value $414,400 on your 2026 return

There is no published range for this exact type, so we used the closest one and widened the range.

How we got it

Faster depreciation (cost segregation)$250,142
Small-business exemption from inventory cost rules (no study needed)A change your CPA can make on the return; there is no study and no fee. Rough estimate.$51,896
Company-wide: loss limitsFederal loss limits (the excess business loss cap and the 80% rule for carried losses) move part of the deduction into later years, which trims its value today.−$10,540
Estimated value after our fee$291,498
How we got this
From your answers and industry benchmarks for this property type (IRS cost segregation audit guide classes). Tax rates are standard placeholders until your CPA sets them. The paid study runs on your actual job costs.
  • Estimated value after our feeNet of fees = value - fee · Unverified$291,498
  • Low end of the rangeNet of fees = value - fee · Unverified$229,616
  • High end of the rangeNet of fees = value - fee · Unverified$491,922
  • Our fixed fees, already subtractedStudy or appeal fee, paid in the base year (t = 0) · Assumption$3,950
  • Cash tax saved in 2026Roll-up total = sum of its lines (by year, project, strategy, builder and portfolio) · Unverified$414,400
  • Extra first-year deductionDeductions by tax year: sum of class schedules (179 -> bonus -> MACRS via depreciateYear) · Verified source$1,345,756

Building cost

$9,600,000

Without land, which is never depreciated

Moved to faster lives

$1,372,800 (14%)

5, 7 and 15-year property

Extra first-year deduction

$1,345,756

On your 2026 return

Estimated value after our fee

$291,498

After our fee, in today's dollars

Where the building cost goes

  • 5-year 8%
  • 15-year 7%
  • Structure 86%

What is worth doing

Studies that fit

Each one, after its own fixed fee. We say so when one is not worth it.

  • Faster depreciation (cost segregation)

    Good fit

    Cedar Creek, 32 rental homes

    Value after its fee
    $250,142
    Our fixed fee
    $3,950

    Worth it: conservative net benefit $156,616 after the $3,950 fee and exit tax.

See every line

Value by project

ProjectValue after fees
Cedar Creek, 32 rental homes$302,038
Company-wide: loss limitsFederal loss limits (the excess business loss cap and the 80% rule for carried losses) move part of the deduction into later years, which trims its value today.−$10,540
Estimated value after our fee$291,498

Cash tax saved by year

Middle case, not discounted. Faster depreciation saves tax early and a little less later, when the deduction would have come anyway.

YearCash tax saved
2026$414,400
2027$163,871
2028−$22,344
2029−$22,344
2030−$22,344
2031−$22,344
2032−$22,344
2033−$22,344
2034−$22,344
2035−$22,349
2036+−$399,518

Deadlines

  • No deadlines for this property.

What would change the number

  • These are benchmark estimates from your answers. The paid study runs on your actual job costs, so the numbers can move.
  • Cedar Creek, 32 rental homes: CPA to confirm: construction start date (the study assumed 12 months before placed in service). It sets the bonus depreciation bonus rate (acquisition after January 19, 2025).
  • We used a standard federal marginal rate of 37%; your CPA will use your actual rate.
  • We used a standard state marginal rate of 0%; your CPA will use your actual rate.
  • We used a standard discount rate of 6%; your CPA will use your actual rate.

What your CPA will receive

Summary numbers are free; the detail unlocks after payment.

CPA packet

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Summary for your CPA, every study, review status and sign-offs, all import files in one zip

Studies
1
Estimated value after our fee
$291,498
Projects
1
  • Packet summary for your CPA (every study, review stage, sign-offs)
  • Lacerte/ProConnect Fixed Asset Import file per property
  • Generic asset schedule for any preparer software
  • Bonus elections by class
  • Method changes (481(a) lines)
  • Credits and deductions
  • Review log
  • README with the column map
1 rows in the full document. The detail unlocks after payment.

Asset schedules and Lacerte/ProConnect import files

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Every asset with its recovery class, method, basis and bonus, ready for the Fixed Asset Import wizard

Properties
1
Depreciable basis
$9,600,000
Extra first-year deduction
$1,345,756
Asset rows
9
  • Asset schedule per property (every component, recovery class, method, convention, basis, bonus)
  • Lacerte/ProConnect Fixed Asset Import CSV
  • Generic CSV for UltraTax, CCH, Drake and others
  • Bonus elections by class
9 rows in the full document. The detail unlocks after payment.

Form 3115 and 4562 data sheets

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Line-by-line data for the depreciation form and any method change (481(a) adjustment)

Properties on Form 4562
1
Total basis
$9,600,000
Method changes (Form 3115)
0
  • Form 4562 data sheet: basis by recovery class, first-year deduction
  • Form 3115 data sheet: change number, year of change, 481(a) adjustment, who files
3 rows in the full document. The detail unlocks after payment.

Audit binder

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Source documents index, method and quality checklist, review log

Studies
1
Binder items
22
  • Studies and their review stage
  • Source documents index (provided / missing)
  • Quality elements checklist (IRS cost segregation audit guide)
  • Review log: who approved, reviewed and released, and when
22 rows in the full document. The detail unlocks after payment.

Cost segregation study report (PDF)

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The full study report: methodology, legal analysis, asset schedule by class, depreciation with and without, 481(a), recapture, evidence and the IRS audit guide quality checklist

Projects
1
Depreciable basis
$9,600,000
Extra first-year deduction
$1,345,756
  • Cover with preparer and reviewer sign-off
  • Executive summary: reclassification by class, first-year and lifetime deduction
  • Property description
  • Methodology (IRS audit guide approach, data sources, indirect costs)
  • Legal analysis: HCA and Whiteco tests, Rev. Proc. 87-56 classes, authorities
  • Cost basis, land allocation and reconciliation
  • Asset schedule by class with source references
  • Depreciation with and without the study
  • Section 481(a) and Form 3115 data sheet (look-back only)
  • Partial dispositions (if any)
  • Recapture at exit
  • Evidence appendix (photos, scans, binder)
  • Assumptions and limiting conditions
  • Quality-element checklist mapped to pages
  • Reviewer certification
15 rows in the full document. The detail unlocks after payment.

Combined CPA summary (PDF)

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Every study, review status, tie-out to the forms, deadlines, open questions and sign-offs

Studies
1
  • Engagement summary: every study, review stage, status
  • Tie-out to Forms 4562, 3115, 8908, 7205, 6765
  • Deadlines
  • Open questions
  • Reliance statement
  • Reviewer sign-offs
6 rows in the full document. The detail unlocks after payment.

Research tool for CPA review; not tax advice. Planning estimates at the builder's rates; a CPA confirms every item before filing. Estimates are ranges, not promises; no study is guaranteed or IRS-approved. Fees are fixed by scope and never depend on the savings. Sample study for a fictional builder. · as of Oct 26, 2026.