SFR cost segregation: $10K–$165K Year-1 deductions.

Yes. Any rental house you own can be studied — the appliances, flooring, fixtures, and cabinetry reclassify to 5-year property and the driveway, landscaping, and fencing to 15-year, out of the 27.5-year residential schedule. Across delivered single-family studies the reclassified share runs 5–32% of building basis, most often near 16%, and the whole reclassified amount is deductible in Year 1 under 100% bonus depreciation.

Two things, and a pool is the biggest single one. A swimming pool is a large 15-year land improvement — shell, decking, coping, filtration and equipment — and across delivered single-family studies the ones carrying a pool reclassified around 24% of depreciable basis against about 15% for the ones without. Every single-family study we have delivered above 30% had one. After that it is the ordinary content: separable site work outside (driveway, walks, fencing, landscaping, irrigation, retaining walls, exterior lighting, a deck) and identifiable interior content inside (appliances, floor coverings, window treatments, decorative lighting, cabinetry). Those are on nearly every house, so they set the middle of the range rather than the top. Purchase price is the other driver: houses under $300,000 cluster in the low-to-mid teens, because the lot is smaller and plainer, the finishes are ordinary rather than premium, and we will not claim an irrigation system or a premium kitchen we cannot evidence. That is a smaller deduction than a larger house gets, not a worse study — claiming components a property does not have is the part that fails review. If your house has work we would not assume from the price, send the documents: an inspection report, a renovation invoice, a survey or photos of the yard all move real dollars, and they move them toward your own property rather than the average one.

Yes, more than anything else we can see from the outside. A pool is depreciated as a 15-year land improvement rather than as part of the 27.5-year building, and the assembly is large: the shell, the decking and coping, the filtration, the pump and the heater. Measured across delivered single-family studies, the ones carrying a priced pool ran a median near 24% of depreciable basis and a ninetieth percentile near 30%, against a median near 15% for the ones without — a gap of about nine percentage points. A hot tub or portable spa is a smaller version of the same effect. The rest of the yard matters much less than people expect: a deck, fencing, landscaping and exterior lighting each move the result by a point or two, because almost every house has them. Declare the pool on the order form and send a photo — it is the single statement most likely to move your own number.

Usually not directly. A long-term rental loss is passive under IRC §469, so it offsets passive income unless you qualify as a real estate professional or materially participate. A short-term rental (average guest stay of 7 days or less) where you materially participate is treated differently and can offset active income. This is the single most important question to confirm with your CPA before ordering.

Single-family rentals are priced by value: from $495 for a sub-$300K property, $895 for $300K–$700K, and $995 up to $1M, delivered as a CPA-ready PDF, usually the same business day. Remote for most residential and small-commercial studies; on-site observation for larger commercial projects.

No. A lookback study lets you claim missed depreciation via Form 3115 on your current-year return under the IRS automatic-consent procedures, with no amended returns. The cumulative catch-up flows through in a single year.