Two Reasons not to do a Cost Segregation Study
Cost segregation studies can accelerate depreciation deductions by reclassifying building components into shorter recovery periods.
This strategy often unlocks significant tax‑deferral benefits for long‑term real estate holdings. However, it isn’t always the right choice. Below are two common scenarios in which we generally do not recommend commissioning a cost segregation study.
This strategy often unlocks significant tax‑deferral benefits for long‑term real estate holdings. However, it isn’t always the right choice. Below are two common scenarios in which we generally do not recommend commissioning a cost segregation study.
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1You Plan to Flip the Property QuicklyWhy It Matters
- Short Holding Period
- Cost segregation delivers its greatest value when you retain the property long enough to absorb the accelerated depreciation. If you sell (or “flip”) the asset shortly after acquisition, you may never fully utilize those deductions.
- Cost segregation delivers its greatest value when you retain the property long enough to absorb the accelerated depreciation. If you sell (or “flip”) the asset shortly after acquisition, you may never fully utilize those deductions.
- Depreciation Recapture
- Upon sale, all depreciation claimed, including the extra amount from a cost segregation study is subject to recapture at ordinary income tax rates (up to 25%). A short‑term hold often means facing higher recapture taxes that can outweigh the initial cash‑flow benefits.
- Upon sale, all depreciation claimed, including the extra amount from a cost segregation study is subject to recapture at ordinary income tax rates (up to 25%). A short‑term hold often means facing higher recapture taxes that can outweigh the initial cash‑flow benefits.
You purchase a residential rental for $500,000 and allocate $100,000 to five‑year assets via cost segregation.- Year 1 Depreciation
- Without Cost Segregation: $500,000 ÷ 27.5 = $18,182
- With Cost Segregation: $18,182 + $20,000 = $38,182
- Sale After Two Years
- Total Accelerated Depreciation Claimed: $40,000
- Recapture Tax (25% Rate): $40,000 × 25% = $10,000
- Short Holding Period
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2You’re a Passive Investor with No Other Passive IncomeWhy It Matters
- Passive Activity Loss Limitations
- Accelerated depreciation from cost segregation often generates “paper losses” in early years. Under IRC 469, those losses are classified as passive and can offset only passive income—not active business income or investment income.
- Accelerated depreciation from cost segregation often generates “paper losses” in early years. Under IRC 469, those losses are classified as passive and can offset only passive income—not active business income or investment income.
- Suspended Losses
- If you lack other passive‑income sources (e.g., you hold only this one rental and do not materially participate), any excess depreciation becomes a suspended loss. These losses carry forward but cannot reduce your current taxable income until you have additional passive income or dispose of the property.
- If you lack other passive‑income sources (e.g., you hold only this one rental and do not materially participate), any excess depreciation becomes a suspended loss. These losses carry forward but cannot reduce your current taxable income until you have additional passive income or dispose of the property.
You invest $300,000 in a PASSIVE rental property. Cost segregation allocates $60,000 to five‑year assets, yielding $12,000 of extra depreciation in year 1. Assume the rental nets $10,000:DescriptionAmountRental Net Income$10,000Extra Depreciation (5‑Year Assets)–$12,000Total Passive Loss–$2,000
Because you have no other passive income, the $2,000 loss is suspended. It provides no current tax relief and sits on the books until you generate passive income or sell the property. - Passive Activity Loss Limitations
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3Putting it all TogetherA cost segregation study can be a powerful tool for deferring tax and enhancing cash flow...but it’s not a one‑size‑fits‑all solution for our RE investor clients.
If you’re considering cost segregation, always reach out to your PM in Soraban to discuss further, given all of the nuances!
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