Cost Segregation Studies in St. Louis — Save 20–40% on Taxes

A cost segregation study is an engineering-based tax strategy that analyzes your property to identify components that can be reclassified from standard 27.5-year (residential) or 39-year (commercial) depreciation into accelerated schedules of 5, 7, or 15 years. Our licensed engineers inspect your property—virtually or on-site—and use IRS-approved costing techniques to separate assets like specialty electrical, HVAC systems, flooring, site improvements, and built-in fixtures. This reclassification creates substantial front-loaded deductions, reducing your federal tax burden by 20–40% or more in the first year and improving cash flow for reinvestment.

Savings depend on your property's value, type, and tax situation. For entry properties ($300K–$1M basis), typical first-year savings range from $30,000–$75,000. Medium properties ($1M–$3M) often save $75,000–$200,000, while large properties ($3M–$10M) can see $200,000–$400,000 in deductions. Very large properties ($10M+) may save several hundred thousand to millions. Seneca's average client achieves $171,243 in first-year deductions. With study costs typically delivering 10:1 to 25:1 ROI, most St. Louis property owners recover fees many times over through immediate tax reduction.

Absolutely legal—cost segregation is an IRS-approved tax strategy codified in tax law and supported by decades of case law and rulings. Our engineering-based methodology strictly adheres to IRS guidelines, minimizing audit risk. Studies completed by qualified professionals like Seneca have a low audit profile because they're supported by detailed engineering analysis, cost documentation, and legal precedent. In the unlikely event of an IRS inquiry, our included AuditDefense guarantee provides lifetime protection at no extra charge, with our team defending the study and handling all communications for as long as you own the property.

Yes—lookback cost segregation studies allow you to claim missed depreciation for properties placed in service up to 15 years ago. Using IRS Form 3115, you can capture all overlooked deductions in a single tax year without amending prior returns. The process and deliverables are identical to current-year studies, including full engineering analysis, comprehensive reporting, and audit defense. Lookback studies cost about the same as current-year studies and often deliver substantial immediate tax savings. If original documentation is unavailable, we reconstruct information using industry databases and historical cost data.

Seneca completes most studies within 2–4 weeks, significantly faster than the industry standard of 4–8 weeks. Virtual property tours typically reduce turnaround to 2–3 weeks by eliminating travel logistics. For urgent tax deadlines, our Rush Service can deliver studies in as little as one week with transparent premium pricing. The timeline includes initial consultation, property inspection (virtual or on-site), engineering analysis, report preparation, and CPA coordination support. Our proprietary technology built by engineers enables faster delivery while maintaining precision, accuracy, and strict IRS compliance standards throughout the process.

Nearly all income-producing real estate qualifies, including single-family rentals, multi-family properties (2–4 units and 5+ units), apartment complexes, hotels, office buildings, medical facilities, industrial warehouses, self-storage, retail centers, restaurants, gas stations, automotive facilities, assisted living, daycare centers, and more. Properties must have a depreciable basis (building cost excluding land) of at least $300,000 to justify study fees, though properties under this threshold require careful ROI analysis. Owner-occupied commercial properties and short-term/long-term rentals also qualify. Seneca serves all property types across St. Louis and nationwide.

Study costs vary based on property size, complexity, and type. Entry properties ($300K–$1M) typically cost $3,000–$12,000. Medium properties ($1M–$3M) range from $10,000–$20,000. Large properties ($3M–$10M) cost $15,000–$30,000, while very large properties ($10M+) start at $30,000–$60,000+. Multiple property discounts and seasonal promotions are available. The investment typically delivers 10:1 to 25:1 ROI through tax savings. We provide free preliminary analyses and savings estimates to ensure the study justifies the cost. IRS audit defense and CPA implementation support are included at no additional charge.

We request documentation to support the analysis, but missing records aren't a dealbreaker. Helpful documents include architectural drawings, purchase agreements, construction or renovation invoices, previous depreciation schedules, and property tax records. For lookback studies or properties with incomplete records, our team can reconstruct necessary information using industry databases, historical cost data, and engineering expertise. During the virtual or on-site property tour, we capture real-time documentation through photos, measurements, and component identification. Our goal is to make the process convenient while delivering comprehensive, IRS-compliant results regardless of available documentation.