Tax Deadline Special — 10% off all studies. Use code TAXDAY2026. Ends April 15th.
Bonus Depreciation at 40% — Drops to 20% in 2027
Unlock Accelerated Depreciation for Your Retail Property
Built on a calibrated, data-driven modeling engine — not generic templates. Engineering-based cost segregation with site improvement analysis, delivered in days.
Get your estimate by email + learn how cost seg works
Real Results: $1.8M Strip Mall
How a Charlotte retail investor accelerated $56,700 in year-one deductions — backed by data, delivered fast.
Property8,400 SF — Charlotte, NC
Purchase Price$1,800,000
Year Built2012
Study TierCommercial ($1,495)
This investor elected our commercial cost segregation study. The study reclassified building components including parking lots, signage, exterior lighting, and storefront systems — resulting in over $56,000 in first-year deductions beyond standard straight-line depreciation.
Total Accelerated (Year 1)
$56,700
beyond straight-line depreciation
$20,979
Est. Tax Impact (37%)
14x
ROI on Study Cost
19.4%
Basis Reclassified
4
Site Categories
What's in Your Study
Engineering-based analysis aligned with the IRS Cost Segregation Audit Techniques Guide.
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Component-Level Analysis
Every building system classified by IRS asset life (5yr, 7yr, 15yr, 39yr)
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MACRS Depreciation Schedules
Full schedules your CPA can use immediately — no additional formatting needed
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Bonus Depreciation Modeling
2025/2026 bonus rates applied to maximize first-year deductions
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IRS ATG Compliance
Methodology aligned with the IRS Audit Techniques Guide for cost segregation
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Site & Signage Analysis
Separate schedule for site improvements, parking, signage, and storefront systems
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CPA-Ready PDF Report
Professional report delivered to your inbox within 48 hours of ordering
Why Site Improvements Matter for Retail Investors
Site improvements and signage are the biggest missed depreciation opportunity for retail property owners.
Parking lots, sidewalks, exterior lighting, signage, and landscaping are 15-year depreciable property — not part of the 39-year building. Storefront systems and specialty electrical are 5-year property. Most standard depreciation schedules miss these entirely.
With bonus depreciation, eligible site improvements can be deducted in Year 1 — turning your property's infrastructure into immediate deductions.
Retail properties typically have $40K–$150K+ in site improvements and signage. Without cost segregation, those deductions are spread over 39 years instead of taken in Year 1.
Site Categories We Identify
15yrParking Lots & Striping
15yrSidewalks & Curbing
15yrExterior Lighting & Poles
15yrSignage & Monument Signs
15yrLandscaping & Irrigation
5yrStorefront Window Systems
5yrSpecialty Electrical & Security
Commercial Pricing. No Surprises.
Every study includes CPA-ready documentation prepared in accordance with IRS guidelines.
MOST POPULAR
Commercial Standard
$1,495/study
Properties under $5M
Engineering-based cost segregation study
5-year + 15-year reclassification
Site improvement & signage depreciation analysis
Bonus depreciation modeling (2025/2026)
MACRS schedules + NPV analysis
CPA-ready PDF report
Email support
Commercial Premium
$2,995/study
Properties $5M–$15M
Everything in the $1,495 tier
Enhanced component detail for higher-value properties
Expanded depreciation schedules
Bonus depreciation modeling (2025/2026)
MACRS schedules + NPV analysis
CPA-ready PDF report
Email support
Use code TAXDAY2026 at checkout for 10% off. Offer ends April 15th.
Frequently Asked Questions
Cost segregation is an IRS-recognized depreciation method that reclassifies portions of your property into shorter depreciation categories (5, 7, and 15 years instead of 39). For retail property owners, this means accelerating tens of thousands of dollars in deductions into the early years of ownership — reducing your taxable income significantly.
Site improvements that qualify include parking lots, striping, sidewalks, curbing, exterior lighting and poles, signage and monument signs, landscaping, and irrigation systems. These are classified as 15-year property. Additionally, storefront window systems and specialty electrical are classified as 5-year property. All of these can benefit from bonus depreciation.
Yes. Cost segregation works for all types of retail properties including multi-tenant strip malls, shopping centers, standalone storefronts, and mixed-use retail buildings. Multi-tenant properties often have significant site improvements (parking, signage, common areas) that qualify for accelerated depreciation.
Just the basics: property address, purchase price, square footage, and year built. Our intake form takes about 5 minutes. No site visit required. Photos and documents (closing statement, tax assessment) are optional but can improve accuracy.
Studies are delivered within 48 hours as a CPA-ready PDF sent to your email. Your CPA can use it directly — no additional formatting needed.
Yes. If you didn't do cost segregation when you bought the property, you can file a Form 3115 (Change in Accounting Method) to catch up on missed depreciation — without amending prior returns. The full catch-up amount is taken in a single year.
Yes. Our methodology follows the IRS Cost Segregation Audit Techniques Guide. Each study includes component-level analysis, IRS asset class citations, and supporting engineering narratives. We recommend all clients work with their CPA when filing.
Bonus Depreciation Drops to 20% in 2027. Every Year You Wait, the Benefit Shrinks.
Unlock accelerated depreciation for your retail property — backed by data, delivered fast. Studies start at $1,495.
