Hi Anthony, owner of Maven Cost Segregation here.Yes, you can perform a cost segregation study in 2026 for a property placed in service in 2025.

Im always open to improving mine :) 

Andrew — appreciate the perspective, especially coming from someone seeing how new construction performs after delivery.We did traditional presells early on, and those have since closed.

Are there any tools that could perform this analysis and give you a verdict (Good, Maybe, Bad deal), and how much would the tool cost?

Right now the appraiser is valuing you based on a partially performing asset, so the bank is underwriting risk accordingly, which is why you’re seeing that $29K gap.

Hey BP community,I’m a NYC-based investor (currently own in the Bronx) looking to expand into Philadelphia for stronger cash flow and long-term scaling.My goal is to build to ~$10k/month in net cash flow over the next 5–7 years by acquiring 3–4 unit properties with value-add potential and refinancing within 2–3 years.I’m not looking for turnkey retail deals — I’m specifically targeting repositioning opportunities.What I’m Looking For:• 3–4 unit properties (triplex or quad preferred)• $400k–$575k purchase range• Target 8–9% true cap rate• 15%+ cash-on-cash return• $1,400+ net monthly cash flow after stabilizationValue-Add Focus:• Add a bedroom to increase rents• Separate utilities (gas/electric)• Reduce landlord-paid heat• Finish or legalize usable basement space• Raise under-market rents• Minor cosmetic upgrades (not full gut rehab)I’m willing to self-manage initially to improve yield and learn the submarkets properly.I’m currently evaluating:• West Philly (near universities/medical)• Select Temple-adjacent blocks• Kingsessing / Southwest• Manayunk / Roxborough (if numbers justify)Would love to connect with:• Local Philly investors actively doing small multi value-add• Contractors experienced in bedroom conversions / meter separation• Property managers with strong eviction handling process• Anyone who has successfully scaled 3–4 units in PhillyI’m serious, capital ready, and looking to build relationships long-term — not just close one deal.Happy to DM and exchange numbers.Appreciate any insights from operators on the ground.CharlieDM me for my number let's connect. 

It’s less about the size of the building and more about whether the accelerated depreciation actually improves your tax position.In practice most investors I’ve seen start exploring it once properties get into the mid six-figure range or larger, but the real driver is whether the investor can actually utilize the losses in the early years.Curious if anyone here has seen cases where cost segregation materially changed the return profile on smaller residential properties.

Amazon is smart enough to know that a sudden price doubling on a product that was ranking based on $12 performance is a different proposition.

Does holding out actually improve my annual return?

The result is a cleaner operator pool, better guest experiences, stronger listings, and a higher concentration of performance among well run properties.