Real Estate Investors Benefit from Cost Segregation
Tax tips and tax help to assist taxpayers by describing options
for tax reduction and tax cuts through lawful tax deductions. |
Real estate investors face many risks. These include functional obsolescence, credit risks and market risks. For example, retail real estate investors have seen many changes. Even within the last ten years, retailers have seen marked changes in the size of grocery stores, competitors (with Wal-Mart entering the business) and the uncertain fate of many “mid-tier” grocery firms. Retailer entering bankruptcy or “going dark” are a perennial risk. While many markets have limited market risk, some of the sunbelt market experience periodic overbuilding.
Real estate investors also experience numerous operating expense increases and challenges getting tenants to pay CAM. Property tax appeals are an annual process in states with high property taxes and aggressive tax assessors, such as Texas.
Income taxes are one area where real estate investors can achieve substantial benefits for a modest expense. Cost segregation provides tax benefits by increasing depreciation. It increases depreciation by establishing up to 130 line-items for the depreciation schedule. (Cost segregation is not the same as a practice known as component depreciation. However, the net effect of both is the same – reduced income taxes through higher depreciation).
Higher levels of depreciation provide two tax benefits to real estate investors:
- 1. Tax reduction since more income is taxed at the capital gains rate (up to 15%) instead of the ordinary income rate (up to 35%), and
- 2. Deferral of taxes until the real estate is sold. The effect is similar to receiving an interest-free loan from the government.
Another perspective for these two benefits is: would you rather pay 35% this year or 15% when you sell the retail property? This is the benefit generated by cost segregation. In some cases, depreciation has increased by more than $5 million saving retail real estate investors $1.75 million in current-year taxes.
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Cost segregation produces tax deductions and reduces federal income taxes across the country and in every size market. Below are just a few examples of where cost segregation generates meaningful tax deductions.
City:
- Miami, FL
- Memphis, TN
- San Francisco, CA
- Tampa, FL
- Dallas/Ft. Worth, TX
- Washington, DC
- Baltimore, MD
- Los Angeles, CA
- Bridgeport, CT
- Philadelphia, PA
- Sarasota, FL
- Nashville, TN
- Buffalo, NY
- Salt Lake City, UT
- Austin, TX
- Madison, WI
- Riverside, CA
- Chicago, IL
- Cleveland, OH
- San Jose, CA
- Portland, OR
- Raleigh, NC
- Tucson, AZ
- Little Rock, AR
- Albuquerque, NM
- Durham, NC
- Birmingham, AL
- Oxnard, CA
- Akron, OH
- Tulsa, OK
Cost segregation produces tax deductions for virtually all property types.
Property Type:
- Service station
- Bank
- Hospital
- Lumber storage
- Hotel
- Community shopping center
- Bar
- Nursing home
- Land
- Single-tenant retail
Almost every industry, including the following, can generate cost-efficient tax deductions by using cost segregation.
Industry:
- Publishers
- Paper manufacturing
- Arts, Entertainment, and Recreation
- Nondurable good wholesalers
- Wood product manufacturing
- Metal manufacturing
- Fabricated metal products
- Apparel manufacturing
- Transportation equipment manufacturing
- Health care facilities
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