Cost segregation studies, without the six-week wait.
Turn your real-estate basis into year-one tax deductions. Modeling reports in minutes. Engineer-signed, audit-defensible studies in days. At a fraction of the traditional $5,000+ engagement.
No signup to estimate. Payment only when you start a real study.
- Avg year-1 deduction
- $92k
- Traditional turnaround
- 6 weeks
- Traditional cost
- $5,000+
- IRS guidelines followed
- Pub 5653
On a $500k STR basis
We do it in minutes to days
We start at $149
ATG-compliant methodology
IRS Pub 5653-aligned
Methodology follows the Audit Techniques Guide: Residual Estimation + RCNLD, Rev. Proc. 87-56, Treas. Reg. §1.167(a)-1.
Engineer-signed option
Licensed US Professional Engineer review and signature on every Tier-2 study. Audit-defensible under the ATG.
Your documents stay private
Encrypted storage, signed-URL access, and full audit trail. Only you and your assigned engineer see them.
Transparent AI pipeline
Every classification traces back to a source document and a written rationale. No black-box numbers.
How it works
From purchase price to year-one deductions, in plain view.
Built for owners of short-term rentals, small multifamily, and commercial real estate — and the CPAs who file for them.
- STEP 01
Tell us about the property
Address, purchase price, and property type — 90 seconds. No account needed for the free estimate.
- STEP 02
Hand over the basis
DIY tier: type in the numbers from your closing disclosure. AI and Engineer-Reviewed: upload the closing disclosure plus improvement receipts and a few photos — we extract everything automatically.
- STEP 03
Watch the pipeline work — live
See every step in real time: document parsing, basis decomposition, asset classification, narrative drafting. You get a branded PDF the moment it finishes.
The Pipeline, live
Every step in view. Nothing behind a loading spinner.
See the parsing, the land-value split, and the per-asset classification as they happen. Every decision is logged with an IRS citation — no black-box numbers to defend later.
segra.tax/studies/207-s-edison/processing
Live pipeline
207 S Edison St, Fredericksburg, TX
Started 2:14pm · ETA 2 minutes remaining
Parsing closing disclosure
3 fields extracted
Decomposing basis (land vs. building)
Assessor ratio: 29.1%
Classifying 47 assets into MACRS classes
38 of 47 complete
Drafting methodology narrative
Rendering PDF report
What you see when your report completes
$184,300
reclassified into 5-, 7-, 15-year property — year-one deduction at 37% marginal
- Real-time progress— streaming step list with ETA, so you always know what’s happening.
- Per-asset rationale — every line in your report shows the comparable, the adjustments, and the IRS citation behind the classification. Appendix B ships with every study.
- Share with your CPA — one click to send a read-only view; they see the same schedule and methodology you do, no account required on their end.
What you actually get
A 214-page-class report. Every number traceable.
Cover page with your property, executive summary, full MACRS schedule, per-asset rationale with photos, methodology appendix, source documentation. Built to hold up next to anything a $700 engineer produces.
Cost Segregation Study
123 Oak Ridge Drive, Nashville, TN 37215
Prepared for Sample LLC on 4/21/2026
Prepared by
Segra · AI Modeling
support@segra.tax
Tax year
2025
Report 4/21/2026
- Cover page with property hero photo and prepared-for block
- Executive summary with the five headline numbers upfront — cost basis, land value, depreciable basis, accelerated property $, and class breakdown
- Full 40-row MACRS schedule with half-year / mid-month conventions explained
- Per-asset pages: photo, classification, Section 1245 / 1250 rationale, physical + functional obsolescence multipliers, time + location adjustments, fully-adjusted cost
- Appendix with methodology deep-dive (Whiteco factors, HCA tests, Rev. Proc. 87-56)
- Appendix with source docs: ALTA settlement statement, aerial, improvements ledger
Samples use a fictional property and fictional buyer. Numbers are realistic but synthetic.
Free estimator
See your year-one savings in 30 seconds.
Three inputs, a range-bound number, and a downloadable CSV of assumptions. No sign-up. No obligation.
Pricing
Pay for exactly the report you need.
Start with a modeling report for planning. Upgrade to an engineer-signed study when you file — without re-uploading a single document.
For the hands-on investor who wants the math, fast.
DIY Self-Serve
$149
per property
- Guided self-serve wizard — you enter basis + land value
- Full 40-row MACRS schedule with half-year / mid-month conventions
- Branded PDF with methodology appendix (Cover, Exec Summary, Asset Schedule, Appendix A–D)
- IRS Pub 946 + TCJA/OBBBA bonus-depreciation eligibility check built in
- Upgrade to AI Report or Engineer-Reviewed anytime without re-entering data
- No document parsing — you bring the numbers
- No engineer sign-off
Best for
Single-family STRs and small residential rentals where you already know your basis.
Planning tool. Have your CPA review before filing.
The full modeling report, generated end-to-end in minutes.
AI Report
$295
per property
- Everything in DIY, plus full AI pipeline
- Claude reads your closing disclosure and improvement receipts directly
- Per-asset classification with Section 1245 vs 1250 rationale
- Full narrative methodology, year-one projection, and appendix
- 214-page-class report template, branded and printable
Best for
Short-term rentals, small multifamily, commercial under $1.5M basis.
Planning tool — not an IRS-defensible engineered study on its own.
AI speed, licensed-engineer signature, audit-defensible.
Engineer-Reviewed Study
$1,495
per property
- Everything in AI Report
- Reviewed and signed by a US-licensed Professional Engineer
- 13-element ATG compliance checklist tracked on your dashboard
- Audit-defensible under IRS Pub 5653
- Upgrade path from AI Report without re-uploading documents
Best for
Anyone filing, any property type, any basis size.
Engineer contracted by us. Review takes 3–7 business days.
Prices are per property. Bulk, CPA, and portfolio pricing available on request.
Illustrative · pre-launch
The shape of the feedback we're hearing.
These are composite scenarios from beta-program interviews — not verbatim quotes from named customers. We'll replace them with real, verifiable reviews as soon as we can.
I’ve paid $3,500 for studies that took six weeks. This one was in my inbox before my coffee got cold. My CPA had no notes.
Sam R.
STR investor · Austin, TX · illustrative
The per-asset rationale is the difference. I can show my accountant why a towel bar is 5-year property and link it straight to the line item.
Derek M.
Small multifamily · Denver, CO · illustrative
We onboarded four clients in one afternoon. Segra is the first tool my firm hasn’t had to explain to clients — they actually get it.
Priya K., CPA
Two-partner firm · Tampa, FL · illustrative
FAQ
Answers to the questions we get most.
Missing something? Write to support@segra.tax — we answer every email within one business day.
Make filing day feel easy.
Free estimate in 30 seconds. Full AI Report delivered in minutes. Engineer-signed study in 3–7 days. No sign-up required to estimate.