A cost segregation study example: see every section before you start
This is what you download: a report your tax preparer can check line by line, the schedule as a spreadsheet, and a link to send them. The example below is the product's own output for an invented rental home.
- The study is free
- Nine sections
- PDF, spreadsheet and share link
- $97,597
- depreciation in year one, with the study
- $13,242
- in year one without it
- 47
- components, each with its class, its cost and its source
The figures are the example's: a $475,000 rental home in Austin, TX, in service from January 2026. The property is invented; the figures are computed by the same engine that prepares a study.
The example
Open it. Four pages, the spreadsheet and the share link.
Drag through the report, switch to the schedule as your preparer's software reads it, or see what the person you send the link to will see.
1 of 4Cover and summary
Drag to turn the page
Alder-Street-rental-depreciation-schedule.csv
| Tax year | 5-year property | 15-year property | 27.5-year property | Of which bonus | Total with study | Cumulative with study | Total without study | Cumulative without study |
|---|---|---|---|---|---|---|---|---|
| 2026 | 57000.00 | 30400.00 | 10196.67 | 87400.00 | 97596.67 | 97596.67 | 13242.42 | 13242.42 |
| 2027 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 108236.67 | 13818.18 | 27060.60 |
| 2028 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 118876.67 | 13818.18 | 40878.78 |
| 2029 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 129516.67 | 13818.18 | 54696.96 |
| 2030 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 140156.67 | 13818.18 | 68515.14 |
| 2031 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 150796.67 | 13818.18 | 82333.32 |
| 2032 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 161436.67 | 13818.18 | 96151.50 |
| 2033 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 172076.67 | 13818.18 | 109969.68 |
| 2034 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 182716.67 | 13818.18 | 123787.86 |
| 2035 | 0.00 | 0.00 | 10640.00 | 0.00 | 10640.00 | 193356.67 | 13818.18 | 137606.04 |
18 more rows
One row for each tax year and a column for each class, with and without the study, in dollars and cents. Your tax preparer can open it or import it.
This is an example study of an invented property: 47 components, and no uploaded documents. Its full report has nine sections, of which these are four pages. The PDF is saved from your browser's print dialog.
Start free studyNine sections, in the order your preparer reads them
Cover
The property, who the study was prepared for and when. It says plainly that the study was prepared by software from what you provided.
For everyoneSummary
The depreciable basis, what went into each class and its share, and year one with the study beside year one without.
For youThe property and its basis
The facts the study rests on, and each document that was read, with what was found in its text.
For your preparerMethod
Where the components come from, how each is matched to a row of the IRS's guide, and what the software did not do.
For your preparerAsset schedule
Every component: the IRS row it was matched to, its cost, where the cost came from and the reason for its class.
For your preparerDepreciation schedule
Year by year, with a column for each class, with the study and without. Short classes use the half-year convention, the building mid-month.
For your preparerEstimates
Each cost that is an estimate and not a record, with its range, so your preparer knows which figures to test first.
For your preparerSources
Every rule and publication the study cites, with the date it was retrieved.
For your preparerFor your tax preparer
A checklist of what to confirm before filing: the land allocation, the conventions, and the limits that were not worked out for you.
For your preparer
Where the figures come from
A source on every line
A study is only as good as what stands behind it. In ours, nothing is asserted without saying where it comes from.
The rule behind each class
A class comes from a row of the IRS's guide, and the report prints which one: kitchen appliances in a rental are 5-year property under Publication 5653, page 311.
Your own files behind each fact
A figure read from your closing statement or seen in a photo says which document it came from, and whether it was found in the document's own text.
Estimates are marked as estimates
A cost with no record behind it is labelled in the schedule and listed again in a section of its own, with its range.
Publication 5653 · Page 311
Residential rental
Cost Segregation Audit Technique Guide
The same study, without the invoice or the six-week wait
| NoCostSeg | Traditional study | Online software | |
|---|---|---|---|
| Price | $0 | $2,300 to $12,000 | $499 to $950 |
| Turnaround | Same day | 2 to 6 weeks | Minutes to 5 days |
| Property types | Residential; commercial in beta | Any | Small residential |
| Site visit | Your photos and plans | In person or by video | None |
| Professional review | Optional, from a partner CPA | Included in the fee | Extra, or none |
Other providers' prices and turnaround are ranges from their public pages, November 2026.
Our guarantee
The NoCostSeg guarantee
- Your study is free. No card, no call, no "starting at".
- Every figure has a source. Each one traces to a document you gave us or a rule we cite.
- We stand by the method. If the IRS asks about our method, we answer in writing at no charge.
Questions about the study
What does a cost segregation study include?
Ours has nine sections: a cover, a summary, the property and its basis, the method, the asset schedule, the depreciation schedule, the estimates, the sources, and a checklist for your tax preparer. The asset schedule is the heart of it: every component with its class, its cost and the IRS row it was matched to.
Is the example on this page a real property?
No. It is an invented rental home, run through the same software that prepares a real study, so every figure is computed and none is typed in. A real study is built from your own closing statement, photos and plans.
What files do I get?
Three things. The report, which you save as a PDF from your browser's print dialog. The depreciation schedule as a CSV file, for a spreadsheet or fixed-asset software. And a read-only link to the report that you can send to your preparer and revoke.
Will my tax preparer accept it?
The report cites the row of the IRS's guide behind every class and the document behind every fact, so a preparer can check it line by line. Whether to file on it is their decision, and the last section lists what they need to confirm first.
Does the study tell me how much tax I save?
It shows the depreciation deductions, with the study and without, before your own tax limits. How much of that you can use this year depends on the passive-loss rules, your income and your state, and your CPA works that out.
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See what your building is worth in deductions
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