How much can a $2M multifamily (5+) actually save in Year 1?

On a $2M purchase price with a 20% land allocation, the depreciable basis is $1,600,000. An engineering-based cost segregation study reclassifies about $352,000 (22% of basis) into 5-, 7-, and 15-year property — yielding roughly $130,240 in Year-1 federal tax savings at the 37% marginal bracket. Standard 27.5/39-year depreciation produces only $58,182 in the same year.

What does a study cost for this property type and is it worth it?

A Cost Seg Smart study at this purchase price is $1,495. With ~$130,240 in projected Year-1 tax savings, the return on the study cost is roughly 87× — assuming the investor has the income to absorb the deductions. The study is delivered as a 40+ page IRS-defensible PDF in under one hour.

Worked example · Multifamily (5+)

Cost segregation on a $2M Multifamily (5+) reclassifies $352,000 into accelerated depreciation.

Engineering-based study using RSMeans 2026 cost data and IRS Audit Techniques Guide methodology. Numbers below are computed from the same formula our production studies use — adjust for your actual property with the calculator at the bottom.

Accelerated depreciation

$352,000

22% of $1,600,000 basis

Year-1 federal tax savings

$130,240

at 37% marginal bracket

Return on study cost

87×

study fee $1,495

MACRS class breakdown

How the $352,000 splits across 5-, 7-, and 15-year property.

These percentages are illustrative for a multifamily (5+) of this size and age. Your study reports component-level detail so your CPA can place each item on the correct depreciation schedule.

50%

12%

38%

5-year property

$176,000

Personal property: appliances, carpet, FF&E, decorative finishes. Fully bonus-eligible at 100% under OBBBA (2025+).

7-year property

$42,240

Office furniture, certain equipment, specialty fixtures. Also bonus-eligible.

15-year property

$133,760

Land improvements: driveways, fencing, landscaping, site lighting. Bonus-eligible.

Year-1 deduction comparison

Without a study vs. with one.

Standard depreciation

1,600,000 ÷ 27.5 years

$58,182

Year-1 deduction (no study)

With cost seg + 100% bonus

5/7/15-yr accelerated

$352,000

Year-1 deduction

Difference

+$293,818 pulled forward into Year 1

At a 37% federal bracket, that's $130,240 in cash you keep instead of paying — a 87× return on the $1,495 study. Run it on your actual property below.

Run your numbers

Your property is probably not exactly $2M.

Plug in your actual purchase price, property type, age, and finish level on the homepage calculator. It uses the same engine — no signup, results in 60 seconds.

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If the math works for your property

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