Cost segregation, without the six-week wait.

What we do

A cost segregation study reclassifies the components of a property — flooring, cabinetry, specialty electrical, land improvements, and more — out of the default 27.5-year (residential) or 39-year (commercial) depreciation schedule and into 5-, 7-, and 15-year buckets. Those shorter buckets qualify for 100% bonus depreciation, which was permanently restored under the 2025 One Big Beautiful Bill Act. The result: tens of thousands of dollars in year-one tax savings on a property most CPAs would have depreciated over three decades by default.

Traditionally, a study costs $5,000 to $15,000 and takes an engineering firm four to six weeks to produce. Segra runs the same analysis in minutes using AI and a purpose-built rules engine, delivering a planning-grade AI Report for a few hundred dollars, or an engineer-reviewed, audit-defensible study in three to seven days for a fraction of the traditional cost.

Where the name comes from

Segra is from the Latin segregare— “to set apart” — the same root as the word segregate. That verb is the literal job description of the product: we set apart the parts of a property that can be depreciated quickly from the ones that can’t, at a speed that software finally makes possible.

We picked a coined name rather than a descriptive one because this space is crowded with interchangeable brands (DIY Cost Seg, CostSegregation.com, Cost Seg EZ, CostSegSmart) and we wanted a name that could travel. Segraworks for today’s product and for the broader real-estate tax toolkit we intend to build around it.

Who this is for

Short-term-rental hosts with 1+ properties. Small-multifamily operators. Single-family rental investors who qualify for Real Estate Professional Status or the short-term rental exception. Syndicators looking to hand LPs a cleaner first-year tax position. And the CPAs who advise them — we’re building a white-label program for CPA firms who want to offer cost seg to their existing book without hiring engineering staff.

How we work

You upload three documents: a closing disclosure, any improvement receipts, and a few property photos. Our AI pipeline normalizes the documents, allocates purchase price between land and building, classifies building basis into the correct IRS depreciation categories against a property-type-specific asset library, and generates a branded report your CPA can paste directly into their tax software. Every Tier 2 Engineer-Reviewed Study is then reviewed and signed by a US-licensed professional engineer before it’s delivered to you.

We are deliberately transparent about what each tier is and isn’t. The AI Report is a planning and modeling tool. The Engineer-Reviewed Study is audit-defensible. We never let someone buy the wrong product by accident.

Who we are

Segrais built by a small team of real estate investors and software engineers who got tired of watching friends overpay the IRS. We operate lean and ship fast — and we aren’t a big firm pretending to be small software. We’re actual software.