I originally posted the following post there.)LANDLORDS:The “better tenants” conversation is missing a key truth.You need two systems running at the same time:1) A filter that keeps baddies out.2) An attraction system that pulls goodies in.Most landlords only build the filter.

Hi @Anthony Bailey Good thinking ahead on REP, most people try to “retrofit” it at tax time and it’s too late.A couple key points:Placed-in-service year vs. cost seg yearThe property being placed in service in 2025 doesn’t lock you into doing the cost segregation in 2025.

I know a cost segregation study would be too expensive for such a small amount of property, but is it permissible for me to estimate the value of the components on my own?

I love the action I think that is a key component between the two types, I enjoy building the deal as small as my deals are as I am relatively new when compared to a lot of the top guys here.

Immigration policy also affects labor availability, which remains a major component of construction and operating expenses.

A cost segregation study basically separates your property into components that can be depreciated faster than the standard 27.5-year schedule.

A comp on the other side of town is 305k.

Much easier on new construction than an existing building as long as you have good receipts along the way for building components.

Yes,  they measured all components of properties and split them into different depreciation categories.  

Suspended LTR depreciation/losses often aren’t lost, they can carry forward and may be released when you sell, so the “can’t use it” point may be overstated.Real estate sale taxes aren’t just 15–20% LTCG: depreciation recapture, possible 3.8% NIIT, and state tax can raise the effective rate.A 1031 has strict deadlines (45 days identify / 180 days close); if you need more time, consider reverse 1031 or a more passive “parking” option like DSTs.STRs can potentially offset W-2 income, but it’s more complex than “100 hours”—material participation rules and documentation matter.Cost segregation can be powerful but only if the deal supports it; it accelerates depreciation and can affect future recapture.Consolidating into fewer properties can reduce operational risk, but watch market/regulatory/insurance volatility.Best next step: compare hold vs sell taxable vs 1031 with full tax/return components (recapture, NIIT, suspended losses, timing risk).Always consult with a CPA who specializes in real estate.