How One $3.5M Apartment Owner Wrote Off Over $1 Million in One Year
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How One $3.5M Apartment Owner Wrote Off Over $1 Million in One Year
Most apartment owners depreciate their buildings over 27.5 years — and leave hundreds of thousands of dollars in accelerated deductions on the table. In this session we’ll walk through how a $3.5M apartment can generate a $1,000,000+ depreciation write-off in one year. Nathan Resnick, Partner & Co-Owner of Cost Segregation Guys, breaks down exactly how an engineering-based cost segregation study works, what it typically identifies in an apartment building, and how the return of 100% bonus depreciation changes the math for properties acquired after January 19, 2025. Whether you own a fourplex or a 300-unit portfolio, you’ll leave knowing whether a study makes sense for your property and how to use the deductions against your income.
What Attendees Will Learn:
- What cost segregation is and why apartment buildings are among the best candidates for it
- How 100% bonus depreciation (restored and made permanent for property acquired after Jan 19, 2025) multiplies first-year deductions
- What a study typically reclassifies in an apartment property — flooring, appliances, site improvements, land improvements — with CSG apartment studies typically moving 32%+ of depreciable basis
- How to actually use the losses: passive activity rules, Real Estate Professional Status, and the short-term rental exception
- How to catch up missed depreciation on properties you’ve owned for years without amending returns (Form 3115)
- What separates an audit-defensible engineering-based study from a cheap estimate
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