What Every Real Estate Investor Gets Wrong About Depreciation
Most real estate investors I meet are bleeding money when it comes to depreciation.
They're using the wrong methods, not taking advantage of accelerated strategies, or worse—letting their CPAs default to the "safe" approach. It all adds up to tens or even hundreds of thousands in overpaid taxes.
Here's the deal: If you want to stop handing extra cash to the IRS and start keeping more of what you earn from your properties, you need to get smart about cost segregation and bonus depreciation.
The Power of Tax Losses (That Still Generate Cash Flow)
This is the magic of real estate investing that most people miss: You can have a property that produces positive cash flow while simultaneously generating tax losses on paper.
I worked with an investor last year who purchased a $1.2 million apartment complex. The property generated $65,000 in annual cash flow, but through cost segregation and bonus depreciation, we created a $140,000 tax loss in year one.
That's the beauty of real estate—cash in your pocket and losses on your tax return.
Why Bonus Depreciation Matters (And Why It's Disappearing)
Bonus depreciation is what makes these paper losses possible. It allows you to deduct a percentage of qualifying property costs immediately rather than spreading them over many years.
Here's the current schedule:
- 2017-2022: 100% bonus depreciation (the golden years)
- 2023: 80% bonus depreciation
- 2024: 60% bonus depreciation
- 2025: 40% bonus depreciation
- 2026: 20% bonus depreciation
- 2027 and beyond: 0% bonus depreciation
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The clock is ticking. With each passing year, the tax-saving power of this strategy diminishes.
Cost Segregation vs. Standard Depreciation: The Numbers
Let's compare approaches for a $1,000,000 commercial property purchased in 2025:
Standard Approach:
- Building value: $800,000 (after land)
- Annual depreciation: ~$20,500 (39-year straight-line)
- First-year tax savings: $7,585 (at 37% tax rate)
With Cost Segregation:
- 25% of building reclassified as 5-15 year property: $200,000
- First-year depreciation with 40% bonus: $100,000+
- First-year tax savings: $37,000+ (at 37% tax rate)
That's nearly $30,000 in additional first-year tax savings—money you can use to acquire your next property.
The Critical Distinction Between Section 179 and Bonus Depreciation
This is where most people get confused:
Section 179:
- Limited to $1,250,000 for 2025
- Can't create a loss (only reduces income to zero)
- Only applies to specific types of property
Bonus Depreciation:
- No dollar limit
- Can create or increase losses
- These losses can offset other passive income
- For real estate professionals, can even offset active income
This is crucial: Unlike Section 179, bonus depreciation can generate losses that flow through to your personal return, potentially offsetting other income sources.
Calculate Your Potential Savings
How much could cost segregation save you? RE Cost Seg's calculator can give you a personalized estimate based on your specific property type, purchase price, and tax situation.
Calculate Your Tax Savings Now →
I've seen clients save anywhere from $25,000 to over $500,000 in the first year alone. For example:
- $750,000 short-term rental: $82,000 first-year tax benefit
- $2.5M apartment complex: $210,000 first-year tax benefit
- $4M office building: $350,000 first-year tax benefit
Is Your Property a Good Candidate?
Cost segregation works best when:
- You've acquired or substantially improved a property within the last 5 years
- Your property value exceeds $500,000 (though smaller properties can still benefit)
- You plan to hold the property for at least 3-5 years
- You have other passive income that can be offset by the losses
The benefits are even greater for real estate professionals who can use these losses against any type of income.
What About Pending Legislation?
There's talk that "The One Big Beautiful Bill" could reinstate 100% bonus depreciation through 2030. If passed, this would be a game-changer, returning us to the golden era of maximum first-year write-offs.
But here's what RE Cost Seg is doing that's incredible: If 100% bonus depreciation returns, they'll update your study for free. That means you can act now with 40% bonus and automatically upgrade to 100% if the law changes—without paying a penny more.
Ready to Learn More Advanced Tax Strategies?
Join me and Nick Huber for a deep dive into real estate tax strategies that can dramatically reduce your tax bill:
How To Pay Less Tax Workshop
June 24, 2025 | 2:00 PM - 3:00 PM EST
We'll cover:
- Cost segregation & bonus depreciation (with real examples)
- Opportunity Zones: who they're really for
- Step-up in basis: how it protects generational wealth
- The STR (short-term rental) loophole
- Our take on "The One Big Beautiful Bill"
- Plus: Live Q&A to address your specific situation
Register Now →
The Bottom Line
Smart depreciation strategies aren't about picking a fight with the IRS—they're about using the tax code as it was designed. The government created these incentives to encourage real estate investment and development.
With bonus depreciation phasing out, 2025 is a critical year for making smart real estate investment decisions. Don't leave tens of thousands of dollars on the table by ignoring these powerful tax strategies.
All the best,