In-house cost segregation studies for commercial and rental property owners, with the depreciation schedules, bonus depreciation and Form 3115 work handled by the same CPA-led team.
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When you buy, build or renovate commercial or rental property, the default is to depreciate the whole building over 27.5 years (residential rental) or 39 years (nonresidential). In reality, many parts of a property, such as certain electrical and plumbing serving equipment, flooring, cabinetry, specialty lighting, parking lots and landscaping, can qualify for much shorter 5-, 7- or 15-year lives.
A cost segregation study identifies and documents those components so more depreciation is taken earlier. Under the One Big Beautiful Bill Act, 100% bonus depreciation is available again for qualifying property acquired and placed in service after January 19, 2025, so short-life components identified by a study may be deductible in the first year.
Accrulyn performs cost segregation studies in-house and handles the tax side: updated depreciation schedules, bonus depreciation elections and, for property placed in service in earlier years, an accounting method change on Form 3115 to catch up missed depreciation without amending prior returns. Results depend on the property, its cost basis and your tax situation, and accelerated depreciation can be recaptured when a property is sold, so we model the benefit with you before you commit.
Get Started Today →Studies make the most sense where the property's depreciable basis is significant and the owner can use the extra deductions.
Apartment buildings, multifamily and single-family rental portfolios.
Learn MoreFurnished vacation rentals, where furniture and fixtures can carry short lives.
Learn MoreBuild-outs and improvements, studied as costs are incurred.
Learn MoreOwner-occupied buildings for medical, dental, restaurant and other businesses.
Learn MoreMissed depreciation caught up through Form 3115 without amending past returns.
Learn MoreTangible, real-world results that show up in your business every month.
Shift depreciation from 27.5 or 39 years into earlier years.
Lower taxes now can fund your next acquisition or improvement.
Short-life components may qualify for 100% bonus depreciation.
Prior-year property can be studied and corrected with Form 3115.
A detailed report supports every reclassification.
We model recapture so there are no surprises when you sell.
Every engagement includes these foundational elements — delivered with CPA-grade precision.
We review the property, cost basis and your tax position to estimate whether a study is worth it.
A component-level study and written report classifying the property's costs.
Updated fixed asset and depreciation schedules ready for your return.
We apply bonus depreciation where it benefits you, or elect out where it does not.
Accounting method change to claim missed depreciation on older property.
We review how passive activity rules affect whether you can use the deductions.
Transparent, flat-rate pricing. No hidden fees. Cancel anytime.
Free consultation included
Free consultation included
Free consultation included
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We prepare the study and the return, so nothing is lost between a study provider and your tax preparer.
If a study will not pay for itself, we tell you before you spend money.
Studies and depreciation work are reviewed by CPAs.
We also handle passive loss, real estate professional and 1031 questions that affect your results.
We work with property owners across the US.
The same team supports you year after year.
We listen to your business challenges and goals — no pressure, no obligation.
We analyse your current financials, structure, and compliance posture.
You receive a clear plan and flat-rate quote — no surprises, no hourly billing.
We take over within days and provide ongoing support as your business scales.
"Accrulyn did everything before required deadlines and communication was excellent. I'll gladly use their services next time I need a CPA."
"Working with Accrulyn was an absolute pleasure. They guided us through complex filings with ease and were very patient with all our questions."
"I highly recommend Accrulyn for any tax needs. They went above and beyond filing two years of taxes with unending patience. Many thanks."
"Great working with Accrulyn. Management was very supportive and we're looking forward to working together for years to come."
Everything you need to know before getting started.
Precision books and real-time reporting that drives smarter business decisions.
Explore →Proactive strategy that saves you money legally and keeps you ahead of every deadline.
Explore →C-suite financial strategy without the full-time cost. Forecasting and investor-ready reporting.
Explore →Join 500+ US businesses that trust Accrulyn for accounting, tax, and CFO services.
