Cost Segregation Study
Full engineering-based analysis that reclassifies property assets into 5-, 7-, or 15-year depreciation schedules, delivering an average first-year deduction of $171,243 with ROI ratios of 10–25:1.
Nevada real estate investors are leaving significant money on the table every tax season. Seneca Cost Segregation's engineering-based studies reclassify your property assets to unlock accelerated depreciation, converting 20–40% of your property's cost into immediate tax savings. From Las Vegas commercial buildings to Reno multifamily rentals, our team delivers studies in 2–4 weeks with an average first-year deduction of $171,243.
Comprehensive engineering-based cost segregation solutions for Nevada property owners seeking maximum tax savings.
Full engineering-based analysis that reclassifies property assets into 5-, 7-, or 15-year depreciation schedules, delivering an average first-year deduction of $171,243 with ROI ratios of 10–25:1.
Claim missed depreciation on properties purchased up to 15 years ago using IRS Form 3115—without amending prior returns. Recover all foregone deductions in a single tax year.
Convenient 30–45 minute video-call inspections that eliminate travel costs and deliver study results in 2–3 weeks, making the process fast and minimally disruptive for Nevada property owners.
Every study includes the Seneca AuditDefense guarantee—comprehensive IRS audit support at no additional charge for the entire duration of your property ownership, backed by a money-back guarantee.
Post-study support to help your CPA seamlessly implement depreciation schedules into tax returns, including assistance with Form 3115 filings and ongoing implementation questions.
Need results before a tax deadline? Seneca's expedited service delivers completed cost segregation studies in as little as one week to meet urgent Nevada investor timelines.
Nevada's booming real estate market—from Las Vegas resort properties to Reno industrial warehouses—creates exceptional opportunities for accelerated depreciation. Seneca Cost Segregation's engineering-based studies systematically identify and reclassify building components into shorter depreciation categories, legally front-loading your deductions. With no state income tax in Nevada, maximizing federal tax savings becomes even more impactful for your bottom line. Our studies are completed in 2–4 weeks and include full audit defense, CPA coordination, and implementation support at no additional cost.
See how Nevada property owners are saving hundreds of thousands in taxes with Seneca Cost Segregation.
"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 Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"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."
"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."
"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"
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"Their team was incredibly professional, prompt, and easy to work with."
"Seamless experience with great results. Highly recommend!"
"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 Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"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."
"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."
"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"
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"Their team was incredibly professional, prompt, and easy to work with."
"Seamless experience with great results. Highly recommend!"
"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 Seneca for a Cost Seg Study and they went above and beyond. Their eagerness to help and province of info will blow you away."
"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."
"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."
"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"
"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."
"Extremely professional and efficient in their cost set analysis. Great communication and transparency. Will be using them going forward on all my properties."
"Their team was incredibly professional, prompt, and easy to work with."
"Seamless experience with great results. Highly recommend!"
Nevada investors trust Seneca for our engineering precision, proven track record, and unmatched client protections.
Our engineering team has completed over 10,200 cost segregation studies nationwide, including properties throughout Nevada's diverse commercial and residential markets.
Every Nevada client receives our iron-clad AuditDefense guarantee—full IRS defense at no charge for as long as you own the property.
We complete studies in 2–4 weeks—twice as fast as the industry standard—so Nevada investors can implement savings before critical tax deadlines.
Co-founded by a Marine Corps Sergeant with real estate construction expertise, Seneca brings disciplined, ethical, mission-driven service to every client engagement.
Real estate investors and engineers who've walked in your shoes.
Co-Founder and CEO
Dylan Scandalios is an active investor in multi-family properties in the Pacific Northwest and a nationally recognized Cost Segregation Expert. Before founding Seneca Cost Segregation, Dylan closed millions of dollars of business for both public and private companies along the West Coast, giving him a deep understanding of what investors need to grow wealth efficiently. As CEO, Dylan has helped real estate investors across Nevada and all 50 states save millions in federal taxes through engineering-based cost segregation studies. His hands-on investment background means he approaches every client engagement with the perspective of someone who has personally navigated the tax challenges Nevada property owners face. Dylan is committed to delivering transparent, results-driven service that empowers investors to reinvest their savings and build lasting financial freedom.
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 just 4 years and led ground-up multi-family development projects. Having personally used cost segregation since 2018 to maximize his own investment returns, Paul co-founded Seneca to make this powerful tax strategy accessible and affordable for all real estate investors—including those building portfolios across Nevada's rapidly expanding markets. His practical, no-nonsense approach ensures every study is delivered on time and delivers maximum value. Paul's mission is to level the playing field by giving every investor the same competitive tax advantages he has personally benefited from.
Chairman
Howard Hirsch serves as Chairman of Seneca Cost Segregation, providing strategic leadership and governance oversight for the firm's nationwide operations. With a deep background in real estate finance and tax strategy, Howard helps guide Seneca's mission to deliver engineering-based cost segregation studies that stand up to IRS scrutiny while maximizing investor returns. His leadership ensures the company maintains its commitment to compliance, accuracy, and client-first service across all 50 states, including the growing Nevada real estate market. Howard's experience at the executive level brings added credibility and direction to a team that has already completed over 10,200 studies and achieved a 95% client referral rate. Under his chairmanship, Seneca continues to expand its reach and refine its proprietary technology platform.
Any owner of income-producing real estate with a depreciable building basis of $300,000 or more typically qualifies. This includes owners of single-family rentals, multifamily properties, commercial buildings, hotels, retail centers, industrial facilities, and more. In Nevada, property owners in fast-growing markets like Las Vegas and Reno frequently qualify. If you purchased, constructed, or renovated a property in the last 15 years, you may also qualify for a lookback study to recover missed deductions.
Speak with a Seneca cost segregation expert for a free consultation and personalized savings estimate.
Seneca Cost Segregation serves real estate investors and property owners across all Nevada markets and nationwide.
All 50 States
Service Area
10,200+
Studies Completed
95%
Client Referral Rate
We serve property owners across all of Nevada and every U.S. state. Contact us to confirm coverage.
American Society of Cost Segregation Professionals member in good standing.
Certified Cost Segregation Professional designation from the ASCSP.
Perfect five-star rating from satisfied real estate investors nationwide.
Fill out the form below and a Seneca specialist will provide a complimentary savings analysis for your Nevada property—no obligation, no upfront cost.
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