See why we're the best option for portfolios 
Cost segregation
for your whole portfolio
We help with cost segregation for your rental portfolio
Save 10% for 3+ properties
Study snapshot
4%
reclassified
1.0x
tax savings
Built for investors with more than one property
Whatever the portfolio looks like, every property gets its own study.
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Residential rental portfolios
We handle single-family and small multifamily rentals. Even if you acquired properties over previous tax years, we can help unlock your portfolio's bonus depreciation deductions. Look-back studies
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Short-term rental portfolios
Furnished properties carry more to itemize, and each listing gets its own report. Cost segregation for short-term rentals
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Property management groups
Order for the properties you manage under one invoice, with the same method and the same documentation standard on every report.
We handle the complicated ones
Exchanges, catch-ups, and entity structures are part of the standard study.
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1031 replacement properties
If the property is part of a 1031 exchange, our cost segregation study helps accelerate depreciation on the stepped-up or carried-over basis. Cost segregation and 1031 exchanges
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Form 3115 catch-up
Properties you already own can catch up on missed depreciation this year as one Section 481(a) adjustment with a Form 3115 catch-up. How the catch-up works
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Any entity structure
Each report is prepared for the name or entity on that deed. Properties held in an LLC
Engineering you can verify
Don't settle for just any "engineering-based" study.
We name every cost source and show the work.
Cited sources
Every price is supported by real database sources, including RSMeans, Craftsman, Price Search, and Siteworks.
Localized costs
Sales tax, contractor overhead, and construction costs are scaled to your area, with disclosed calculations and references.
Itemized and cross-referenced
Every component is listed individually, with its quantity, cost source, and valuation, and tied to the photo that documents it.
Built to IRS standards
Our reports are built to the IRS's Audit Technique Guide specifications for a quality study.
We show our work on every report
| Description | Quantity | Cost Source | RCNLD |
|---|---|---|---|
| Kitchen renovation refrigerator | 1 each | RSMeans | $1,302.85 |
| Medicine cabinet | 1 each | RSMeans | $177.77 |
| Mounted drapery panels | 3 each | Price Search | $280.02 |
| Kitchen cabinetry | 32 linear feet | RSMeans | $19,886.51 |
| Kitchen countertops | 52 square feet | RSMeans | $4,883.19 |
| Kitchen dedicated gas hookup | 1 each | Siteworks | $230.11 |
| Kitchen gas range/oven | 1 each | RSMeans | $728.88 |
| Kitchen range electrical hookup | 1 each | Craftsman | $160.14 |
| Kitchen refrigerator | 1 each | RSMeans | $952.17 |
Portfolio pricing
Save 10% on studies for 3 or more properties
$2,200 10% off every study
- Itemized asset schedule for every property
- Full MACRS schedule, year by year
- CPA-ready executive summary per study
- Delivered in 3 to 5 business days
- One invoice, one point of contact
Have an unusual mix? Tell us about the portfolio.
Included at no extra cost
While other firms keep up-charging, we focus on quality service at one inclusive price.
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Audit support
If the IRS questions your study, we respond at no additional cost. What Audit Support covers
Included
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Renovation invoices
Send us your invoices and construction documents for even more deductions.
Included
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Form 3115 catch-up
Bought in a previous year? Catch up on missed depreciation without amending prior returns.
Included
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Tax assessment record search
No appraisal? We pull the county tax assessor’s record to source your land value.
Included
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Revisions
Forgot a document? Send it within one week of receiving your study and we revise it.
Included
How we compare
With other firms, you'll pay more upfront, or in hidden costs later.
| Feature | Our study | Traditional firms | DIY & budget tools |
|---|---|---|---|
| Price | $2,200 flat, published | Quote-based sales process, often $5,000+ | Low, but self-service |
| Who does the work | US-based team of engineers | Engineers | DIY, AI, or foreign contractors |
| Turnaround | 3 to 5 business days | 4 to 8 weeks | Instant |
| Site visit | Completely virtual | Sometimes required | None |
| Documentation | Every component, with its cost source | Full report | Summary only |
| Audit support | Included, no additional cost | Varies | Pay for engineering support, often $7,000+ |
Price
- Our study
- $2,200 flat, published
- Traditional firms
- Quote-based sales process, often $5,000+
- DIY & budget tools
- Low, but self-service
Who does the work
- Our study
- US-based team of engineers
- Traditional firms
- Engineers
- DIY & budget tools
- DIY, AI, or foreign contractors
Turnaround
- Our study
- 3 to 5 business days
- Traditional firms
- 4 to 8 weeks
- DIY & budget tools
- Instant
Site visit
- Our study
- Completely virtual
- Traditional firms
- Sometimes required
- DIY & budget tools
- None
Documentation
- Our study
- Every component, with its cost source
- Traditional firms
- Full report
- DIY & budget tools
- Summary only
Audit support
- Our study
- Included, no additional cost
- Traditional firms
- Varies
- DIY & budget tools
- Pay for engineering support, often $7,000+
Portfolio questions
What investors with several properties ask before ordering.
Do I need a separate cost segregation study for each property?
Yes. Depreciation is calculated asset by asset, and each property has its own purchase price, land value, in-service date, and components. So a portfolio engagement is a set of individual reports, one per property, each with its own asset schedule and MACRS table. What you gain by ordering them together is the published portfolio rate, one invoice, and one point of contact for the whole set.
How does cost segregation work with a 1031 exchange?
A replacement property gets its own study. Its basis is set by the exchange, and the study reclassifies that basis into 5-, 7-, 15-, and 27.5-year classes from its own placed-in-service date. The study on the property you gave up does not carry over. Your CPA handles the exchange basis; we study the property they hand us. Combining cost segregation with a 1031.
Can I get one invoice for the whole portfolio?
Yes. Portfolio orders are billed together at the published rate, with each property listed on the invoice. Your reports are still delivered per property, so each one stands on its own for filing and for your records.
Does it matter if my properties are held in different LLCs?
Not for the study. Each report is prepared for the name or legal entity on that property's deed, which is one of the first things we collect at intake. Different entities simply mean different names on the reports. Your CPA applies each study to the return that entity files. Cost segregation for properties held in an LLC.
Do all my properties need to be studied at the same time?
No, and sometimes they shouldn't be. Each property depreciates from its own placed-in-service date, and bonus depreciation follows that date, so your CPA may want studies timed to particular tax years. Order what you need now and the rest later. Properties you bought in earlier years can be caught up with a look-back study at any time.
What if my portfolio doesn't fit the published rate?
Ten or more properties, a mix of residential and commercial, or something unusual about the holdings? Tell us about the portfolio with the number and type of properties and we'll price it as a group. The published rate is the floor for ordinary residential portfolios, not a ceiling on what we can do.
Every property,
one price you can see.
Order the studies you need now and add the rest when the timing is right.