If you own an investment property, you need a cost segregation study. TDA delivers IRS-compliant, engineering-based studies that accelerate your depreciation, unlock 100% OBBBA bonus depreciation, and put more cash back in your pocket in year one.
No commitment. We model the exact deductions before you spend a dollar.
From our free feasibility to a completed report - we handle the engineering so your CPA can claim you the maximum savings.
Send us the address and purchase price. We deliver a free feasibility report shortly, showing projected first-year deductions and ROI.
Free estimate →Engineering team analyzes construction documents, and itemizes building components against MACRS class lives and OBBBA bonus depreciation rules.
See our process →You receive a study with engineering takeoffs and RSMeans cost data. Your CPA files; you keep the cash.
Talk to a specialist →The One Big Beautiful Bill Act restored 100% bonus depreciation for qualifying property acquired and placed in service on or after January 19, 2025. That means every dollar of 5-, 7-, and 15-year property identified in a cost segregation study can be deducted in year one — instead of dragging out over 27.5 or 39 years.
For a $2 million commercial building, that often translates to $300,000–$600,000 of accelerated first-year deductions, depending on building type and structure.
Engineering-based cost segregation isn't a spreadsheet. It's a defensible study built on construction documents and current IRS guidance.
Send us the property address, purchase price, and date placed in service. We model expected reclassification and projected first-year deduction at no cost.
We collect closing documents, depreciation schedule, construction drawings, and any TI/CapEx history. A site inspection is scheduled.
Our team itemizes building components, applies MACRS class lives per IRS audit guidance, and quantifies costs using accepted estimating standards.
You receive a report ready for your CPA to use in your tax return.
TDA is a depreciation-only firm. We don't sell software, audits, or tax prep — we do one thing, the right way, with engineering rigor and tax-code precision.
Real outcomes across asset classes — numbers shown are typical mid-range results for OBBBA-era studies.
A 96-unit garden-style multifamily in Texas. Site-improvement-heavy lot drove an above-average reclassification. Owner saved ~$252K federal tax in year one at a 37% bracket.
An Airbnb in the Smokies with extensive deck, hot tub, and decorative finishes. STR strategy let the owner offset W-2 income directly — ~$44K of cash tax saved.
Suburban Class A office with structured parking, dedicated electrical, and high-end TI buildouts.
A 110-key hotel in Florida. FF&E plus decorative finishes drove one of our highest reclassification ratios — ~$777K cash tax saved.
Tilt-up industrial in the Inland Empire. Heavy paving, racking, and dedicated process electrical. Lower % reclassification but very high absolute dollars.
A 22,000 sq ft medical office. Specialty plumbing, dedicated electrical, and lab/imaging buildouts created one of the richest reclassification profiles we see.
From single-property landlords to multi-state syndicators — we deliver studies that hold up to IRS scrutiny and put real cash back in their pockets.
TDA partners with CPA firms, real-estate syndicators, and individual investors — we offer a priority-service partner program for referrers.
Send us the address + purchase price. We come back with a full feasibility shortly — no obligation.
A cost segregation study is an engineering-based analysis that reclassifies components of a building from 39-year (commercial) or 27.5-year (residential rental) real property into 5-, 7-, and 15-year MACRS class lives. The reclassification accelerates depreciation deductions, reducing current-year federal taxable income for property owners.
Typical commercial properties reclassify 20–35% of cost basis into shorter recovery periods. Combined with 100% bonus depreciation under OBBBA, that produces first-year deductions in the range of 6–12% of purchase price. Net present value of the tax savings commonly ranges from 5% to 12% of acquisition cost depending on building type and your tax bracket.
Yes. The One Big Beautiful Bill Act restored 100% bonus depreciation on qualifying property acquired and placed in service on or after January 19, 2025. Cost segregation is the mechanism that identifies which components of a building qualify, making it more valuable than at any time since 2022.
Most studies are delivered within 3–5 weeks of engagement. Rush turnaround is available for year-end or transaction deadlines.