Cost Segregation Study
Engineering-based analysis that reclassifies mobile home park assets—roads, utility hookups, fencing, and site improvements—into 5, 7, or 15-year depreciation schedules, delivering average first-year savings of $171,243.
Mobile home parks present unique depreciation opportunities that most investors leave on the table. Seneca Cost Segregation's engineering-based studies identify and reclassify park infrastructure, utility hookups, and site improvements into 5, 7, and 15-year schedules—unlocking front-loaded tax savings that average $171,243 in year one and fuel your next acquisition faster.
Comprehensive cost segregation solutions tailored to mobile home park owners seeking maximum depreciation benefits and IRS-compliant tax savings.
Engineering-based analysis that reclassifies mobile home park assets—roads, utility hookups, fencing, and site improvements—into 5, 7, or 15-year depreciation schedules, delivering average first-year savings of $171,243.
Recover missed depreciation on mobile home parks purchased or constructed up to 15 years ago. Using IRS Form 3115, all unclaimed deductions are captured in a single tax year without amending prior returns.
Complete your mobile home park inspection via a convenient 30–45 minute video call. No travel required, faster 2–3 week turnaround, and lower overall study costs compared to traditional on-site visits.
Every study includes Seneca's AuditDefense guarantee at no extra charge. If your mobile home park study is ever audited, our specialists handle all IRS communications for the entire duration of your ownership.
Post-study implementation support ensures your CPA can seamlessly integrate depreciation schedules and Form 3115 filings into your tax returns, with our team available to answer technical questions throughout.
Need your mobile home park study completed before a tax deadline? Our expedited service delivers a fully engineered report in as little as one week, prioritized to meet your specific timing requirements.
We assess your mobile home park's eligibility, analyze the depreciable basis across land improvements, utility infrastructure, and structures, and provide a transparent preliminary savings estimate and ROI projection—at no cost or obligation.
See how mobile home park owners across the country have accelerated their cash flow with Seneca's engineering-based studies.
"Dylan and his team at Seneca Cost Segregation are extremely knowledgeable. When I explored their website, it was clear they knew their stuff. It offered a very professional approach to cost segregation, backed by years of experience."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"We contacted Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"We contacted Dylan for a cost seg study and he went above and beyond Not only will their pricing be the best price you will find, his eagerness to help and province info will blow you away"
"The tax savings achieved with Seneca Cost Segregation made a major impact on my bottom line. I wasn't aware it was a possibility until they brought the opportunity to me. Their insight and expertise are invaluable."
"Their team was incredibly professional, prompt, and easy to work with."
"I couldn't be more pleased with the results. Their team was incredibly professional, prompt, and easy to work with. I achieved a highly favorable tax situation and recommend Seneca to anyone looking to maximize their tax benefits."
"Seamless experience with great results. Highly recommend!"
"I've referred multiple clients to Seneca, and each time they uncovered significant tax savings. Their team is fast, professional, and easy to work with. They've become a trusted extension of our tax strategy."
"Dylan and his team at Seneca Cost Segregation are extremely knowledgeable. When I explored their website, it was clear they knew their stuff. It offered a very professional approach to cost segregation, backed by years of experience."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"We contacted Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"We contacted Dylan for a cost seg study and he went above and beyond Not only will their pricing be the best price you will find, his eagerness to help and province info will blow you away"
"The tax savings achieved with Seneca Cost Segregation made a major impact on my bottom line. I wasn't aware it was a possibility until they brought the opportunity to me. Their insight and expertise are invaluable."
"Their team was incredibly professional, prompt, and easy to work with."
"I couldn't be more pleased with the results. Their team was incredibly professional, prompt, and easy to work with. I achieved a highly favorable tax situation and recommend Seneca to anyone looking to maximize their tax benefits."
"Seamless experience with great results. Highly recommend!"
"I've referred multiple clients to Seneca, and each time they uncovered significant tax savings. Their team is fast, professional, and easy to work with. They've become a trusted extension of our tax strategy."
"Dylan and his team at Seneca Cost Segregation are extremely knowledgeable. When I explored their website, it was clear they knew their stuff. It offered a very professional approach to cost segregation, backed by years of experience."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"We contacted Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"We contacted Dylan for a cost seg study and he went above and beyond Not only will their pricing be the best price you will find, his eagerness to help and province info will blow you away"
"The tax savings achieved with Seneca Cost Segregation made a major impact on my bottom line. I wasn't aware it was a possibility until they brought the opportunity to me. Their insight and expertise are invaluable."
"Their team was incredibly professional, prompt, and easy to work with."
"I couldn't be more pleased with the results. Their team was incredibly professional, prompt, and easy to work with. I achieved a highly favorable tax situation and recommend Seneca to anyone looking to maximize their tax benefits."
"Seamless experience with great results. Highly recommend!"
"I've referred multiple clients to Seneca, and each time they uncovered significant tax savings. Their team is fast, professional, and easy to work with. They've become a trusted extension of our tax strategy."
Mobile home park investors trust Seneca because we combine engineering precision, real estate operator experience, and ironclad IRS compliance in every study.
Our engineers understand mobile home park-specific assets—pad sites, utility pedestals, roads—maximizing every reclassification.
With engineers deployed across all 50 states, we serve MHP owners in every market, from rural communities to suburban corridors.
Over 10,200 completed studies and a 95% client referral rate reflect the consistent, measurable results we deliver.
Every study includes lifetime IRS audit defense at no extra charge—backed by a money-back guarantee if a material issue arises.
Founded by real estate investors who have been in your shoes.
Co-Founder and CEO
Dylan Scandalios brings a real investor's perspective to every mobile home park cost segregation study. As an active investor in multi-family properties across the Pacific Northwest, Dylan understands firsthand how accelerated depreciation transforms portfolio cash flow. Prior to founding Seneca Cost Segregation, he closed millions of dollars in business for both public and private companies along the West Coast. As CEO, Dylan has helped real estate investors—including mobile home park owners nationwide—save millions in taxes through engineering-based cost segregation studies. His combined experience as an operator and dealmaker ensures that Seneca's studies are not just technically accurate, but strategically aligned with each client's investment goals.
Co-Founder
Paul Spies is a Marine Corps Sergeant turned real estate construction expert with over 8 years of hands-on industry experience. As both a Principal Broker and Licensed Contractor, Paul successfully flipped over 150 homes in four years and led ground-up multi-family development projects. Having personally leveraged cost segregation since 2018, Paul co-founded Seneca Cost Segregation to give other investors—including mobile home park owners—the same competitive tax advantage he discovered. His deep understanding of construction costs, building components, and site improvements is particularly valuable when engineering studies for complex park assets like utility infrastructure, internal roads, and amenity facilities. Paul's practical, operator-first philosophy drives Seneca's commitment to affordable, on-time delivery.
Yes. The manufactured structures within a mobile home park—particularly those classified as personal property rather than real property—can qualify for bonus depreciation. Site improvements such as utility hookups, pad infrastructure, internal roads, and fencing are often reclassified into 5, 7, or 15-year property through a cost segregation study, making them eligible for accelerated or bonus depreciation deductions in the year they are placed in service.
Speak with a cost segregation specialist for a free, no-obligation consultation tailored to your park.
Seneca Cost Segregation serves mobile home park owners across all 50 states with virtual and on-site study options.
All 50 States
Service Area
10,200+
Studies Completed
2–4 Weeks
Typical Turnaround
Our engineers are ready to assess your park anywhere in the country—virtually or on-site.
Certified Cost Segregation Professional credential from the ASCSP.
Perfect five-star average rating from satisfied clients nationwide.
Proudly veteran-owned, reflecting integrity and disciplined service delivery.
Complete the form below to receive a free, no-obligation savings estimate. Our engineering team will review your park's details and show you exactly how much you can save in year one—typically within 24 hours.
For immediate assistance, feel free to give us a direct call at +1 530-797-6539 You can also send us a quick email at info@senecacostseg.com
For immediate assistance, feel free to give us a direct call at +1 530-797-6539 You can also send us a quick email at info@senecacostseg.com