Cost Segregation Study
A full engineering-based analysis of your shopping center's assets, reclassifying components into 5-, 7-, or 15-year depreciation schedules to unlock immediate tax deductions and improve cash flow.
Shopping centers hold significant untapped tax value in their building components—from tenant improvement allowances to parking structures and specialty lighting. Seneca Cost Segregation's engineering-based studies reclassify these assets into shorter depreciation schedules, delivering substantial first-year deductions and freeing up cash flow you can reinvest into your retail portfolio.
Comprehensive cost segregation solutions designed to maximize depreciation deductions and accelerate tax savings for shopping center owners.
A full engineering-based analysis of your shopping center's assets, reclassifying components into 5-, 7-, or 15-year depreciation schedules to unlock immediate tax deductions and improve cash flow.
Already own your shopping center? Claim all missed depreciation from the past 15 years in a single tax year using IRS Form 3115—no amended returns required and no money left on the table.
Our engineers conduct a thorough 30-45 minute virtual inspection of your shopping center via video call, delivering faster turnaround in 2-3 weeks at a lower cost than traditional on-site visits.
Every study comes backed by Seneca AuditDefense—comprehensive IRS audit support at no additional charge for the entire duration of your property ownership, including a potential study cost refund.
Seamless post-study support to help your accountant implement depreciation schedules, file Form 3115 for lookback studies, and integrate findings directly into your tax returns without friction.
Need your shopping center cost segregation study before a tax deadline? Our expedited service can deliver a complete, IRS-compliant engineering report in as little as one week.
We assess your shopping center's eligibility, analyze its depreciable basis, and provide a transparent preliminary savings estimate and ROI projection—at no cost. Retail properties with a building basis above $300K typically see first-year deductions that far outweigh study fees.
See how shopping center owners across the country have unlocked six-figure tax savings with Seneca.
"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."
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"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."
"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"
"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."
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"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."
"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"
"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."
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"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."
"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"
"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."
We combine engineering precision, real estate expertise, and a proven track record to deliver maximum depreciation benefits for shopping center investors.
Our CCSP-certified engineers apply IRS-compliant engineering techniques to accurately reclassify every qualifying component of your shopping center.
Deployed across all 50 states, we serve shopping center owners from regional strip malls to large mixed-use retail complexes in any market.
With over 10,200 studies completed and an average first-year deduction of $171,243, our clients consistently achieve a 10–25x return on their study investment.
Every shopping center study includes Seneca AuditDefense—lifetime IRS audit support at no extra charge, backed by our money-back guarantee.
Real estate investors and engineers who understand what's at stake.
Co-Founder and CEO
Dylan Scandalios brings a dual perspective as both a seasoned real estate investor and a cost segregation expert. An active investor in multi-family properties across the Pacific Northwest, Dylan previously closed millions of dollars of business for public and private companies along the West Coast before co-founding Seneca Cost Segregation. His firsthand experience owning income-producing real estate gives him a unique understanding of the tax challenges faced by shopping center and commercial property investors. As CEO, Dylan has helped clients nationwide save millions in taxes, building Seneca into one of the most trusted cost segregation firms in the country with a 95% client referral rate and over 10,200 completed studies.
Co-Founder
Paul Spies is a Marine Corps Sergeant turned real estate powerhouse, bringing over 8 years of hands-on expertise in real estate construction to Seneca Cost Segregation. As 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 used cost segregation since 2018 to maximize the returns on his own portfolios, Paul co-founded Seneca to extend the same competitive tax advantage to other investors—at an affordable price and delivered on time. His construction background gives him unmatched ability to identify qualifying components within complex commercial properties like shopping centers, ensuring no deduction is overlooked.
A cost segregation study for a shopping center is an engineering-based tax analysis that identifies and reclassifies building components—such as tenant improvements, specialty lighting, flooring, parking lot surfaces, and site utilities—from the standard 39-year depreciation schedule into shorter 5-, 7-, or 15-year schedules. This accelerates your depreciation deductions, generating significant tax savings in the early years of ownership and freeing up cash flow for reinvestment.
Speak with a certified cost segregation expert for a free, no-obligation consultation and savings estimate.
Seneca Cost Segregation serves shopping center owners with engineering-based studies across all 50 states.
All 50 States
Service Coverage
10,200+
Studies Completed
Virtual or On-Site
Availability
We serve shopping center owners nationwide—reach out to confirm coverage and get a free savings estimate.
Active member of the American Society of Cost Segregation Professionals.
Certified Cost Segregation Professional designation from the ASCSP.
Perfect five-star rating from satisfied clients across the nation.
Tell us about your shopping center and we'll provide a detailed, no-obligation estimate of your potential tax savings and study ROI—typically within one business day.
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