Accelerated Depreciation Rules For Real Estate Investors In 2024

As a real estate investor, navigating the complex landscape of tax incentives can be overwhelming. However, understanding and leveraging these incentives can significantly impact your bottom line and shape your investing strategy.

One such incentive is accelerated depreciation, a powerful tool that can unlock substantial tax benefits and improve your cash flow.

In this article, we'll explore the concept of accelerated depreciation, its benefits, and how you can use it to optimize your real estate investment portfolio in 2024.

What is Accelerated Depreciation?

Accelerated depreciation is a tax incentive that allows real estate investors to deduct a larger portion of an asset's cost in the early years of ownership. This method accelerates the depreciation schedule, frontloading deductions and deferring taxes.

By utilizing accelerated depreciation, you can significantly reduce your tax liability in the initial years of holding a property. This strategy is particularly advantageous for investors focused on long-term appreciation rather than immediate cash flow.

Example of Accelerated Depreciation

To illustrate the impact of accelerated depreciation, let's consider a simple example:

• Normal Depreciation: Under normal depreciation rules, a $100,000 rental property would be depreciated evenly over 27.5 years, resulting in an annual deduction of approximately $3,636.
• Accelerated Depreciation: With accelerated depreciation methods like cost segregation, you could potentially deduct up to 30% of the property's cost in the first few years. This means that instead of claiming $3,636 per year, you could deduct a significantly larger amount, possibly up to $30,000, in the early years of ownership.

By frontloading these deductions, you can drastically reduce your tax liability and free up cash that would otherwise be paid in taxes. This extra cash flow can be reinvested into your real estate portfolio, allowing you to acquire more properties and take advantage of appreciation potential.

Benefits of Accelerated Depreciation for Real Estate Investors

• Improved Cash Flow: Accelerated depreciation allows you to claim larger deductions in the early years of property ownership. This frontloading of deductions frees up cash that would have otherwise been paid in taxes. The extra cash flow can be reinvested into your real estate portfolio, enabling you to acquire more properties and take advantage of appreciation potential. This is particularly advantageous for investors focused on long-term appreciation rather than immediate cash flow.
• Deferral of Taxes: Accelerating depreciation enables you to defer taxes to later years. By claiming larger deductions upfront, you reduce your tax liability in the initial years of ownership. This tax deferral allows you to take advantage of the time value of money. The taxes you would have paid in the early years can instead be invested and grow over time, potentially leading to greater wealth accumulation.
• Enables More Aggressive Growth Strategies: The improved cash flow and tax deferral benefits of accelerated depreciation can be leveraged to pursue more aggressive growth strategies. Instead of prioritizing immediate cash flow, you can focus on acquiring properties with strong appreciation potential. The extra cash flow can be used as down payments on additional properties, allowing you to scale your portfolio more rapidly. This approach aligns well with the investment thesis of prioritizing appreciation over short-term cash flow.

What Are the 2024 Tax Code Changes for Bonus Depreciation?

The Tax Cuts and Jobs Act (TCJA) of 2017 introduced significant changes to the bonus depreciation rules, allowing a 100% deduction for qualifying assets placed in service from September 27, 2017, through December 31, 2022. This provision was a game-changer for real estate investors, enabling them to accelerate depreciation and defer taxes on their properties.

However, the bonus depreciation percentage began to phase down in 2023, dropping to 80% for assets placed in service that year. The phasedown continues at a rate of 20% each year until it reaches 0% in 2027. For the tax year 2024, the bonus depreciation allowed will be 60%.

As the bonus depreciation percentages decrease, real estate investors are actively exploring strategies to maximize their tax benefits before the phaseout is complete. One such strategy is cost segregation, which involves reclassifying certain building components into shorter depreciation lives, allowing for accelerated depreciation.

• Timing is key: To take full advantage of the remaining bonus depreciation, consider placing assets in service before the end of 2024. This means completing any renovations or improvements and having the property ready for rent.
• Plan ahead: As the phaseout progresses, it becomes increasingly important to plan your acquisitions and improvements strategically. Evaluate your investment pipeline and prioritize properties that can benefit the most from the available bonus depreciation.
• Consult with tax professionals: Navigating the changing tax landscape can be complex. Work closely with experienced tax advisors who specialize in real estate to ensure you are optimizing your depreciation strategy and staying compliant with the latest regulations.

Is Cost Segregation Still Worth It in 2024?

Cost segregation remains a valuable strategy for real estate investors in 2024, despite the phasedown of bonus depreciation. While the bonus depreciation percentage has decreased to 60% for assets placed in service in 2024, cost segregation can still provide significant tax benefits.

• Accelerated depreciation for reclassified assets: Cost segregation involves reclassifying certain building components into shorter depreciation lives, such as 5, 7, or 15 years, instead of the standard 27.5 or 39 years for residential and commercial properties, respectively. These reclassified assets will depreciate faster than the standard schedule, allowing you to claim larger deductions in the early years of ownership.
• Tax deferral benefits: For real estate investors focused on long-term appreciation rather than immediate cash flow, the tax deferral benefits of cost segregation are still valuable. By frontloading deductions, you can reduce your tax liability in the initial years of ownership and reinvest the tax savings into your real estate portfolio. This extra cash flow can be used to acquire more properties and take advantage of appreciation potential.
• Assessing the ROI: The decision to pursue a cost segregation study in 2024 should be based on a careful analysis of your specific situation. Factors to consider include the size of your portfolio, the tax liability, and the potential tax savings. Running the numbers and consulting with a tax advisor specializing in real estate can help you determine if the benefits of cost segregation outweigh the upfront costs for your unique circumstances.

What Are the Risks of Accelerated Depreciation?

While accelerated depreciation offers significant tax benefits for real estate investors, it's important to be aware of the potential risks and drawbacks associated with this strategy.

Depreciation Recapture

• Depreciation recapture tax: Assets that have been depreciated will be subject to depreciation recapture upon sale. This means that a portion of the gain on the sale of the property will be taxed at a maximum rate of 25%, which is higher than the typical long-term capital gains tax rate. This can potentially reduce the overall profitability of the investment.
• Planning for the tax liability: Real estate investors must factor in the potential depreciation recapture tax when developing their exit strategy. It's important to set aside funds or plan for the tax liability to avoid any surprises when selling the property. Consulting with a tax professional can help you estimate the potential depreciation recapture and develop a tax-efficient exit plan.

Qualifying for Real Estate Professional Status

• Meeting the IRS criteria: To fully deduct losses from rental activities against other income, investors must meet the IRS criteria for material participation and real estate professional status. This requires dedicating a significant amount of time to real estate activities, which may not be feasible for all investors.
• Documenting hours and activities: Real estate investors claiming real estate professional status must carefully document the hours spent on real estate activities and maintain detailed records. Failure to meet the documentation requirements can result in the IRS disallowing the deductions and potentially subjecting the investor to penalties and interest.

Cost vs Benefit

• Upfront cost of cost segregation: Conducting a cost segregation study to accelerate depreciation involves an upfront cost. For smaller portfolios or properties with lower tax liabilities, the cost of the study may outweigh the potential tax savings. Investors should carefully evaluate the potential return on investment before committing to a cost segregation study.
• Weighing the long-term benefits: While accelerated depreciation provides immediate tax benefits, it's important to consider the long-term implications. The increased depreciation deductions in the early years will result in lower depreciation deductions in later years. Investors should assess their long-term investment strategy and cash flow projections to determine if accelerated depreciation aligns with their goals.

Accelerated depreciation is a powerful tool for real estate investors looking to maximize their tax benefits and improve cash flow. As we navigate the evolving tax landscape in 2024, it's crucial to stay informed about the changes to bonus depreciation rules and explore strategies like cost segregation to optimize your investment portfolio.

At Doorvest, we understand the complexities of real estate investing and are committed to simplifying the process for our clients. Our team of experienced professionals can guide you through the intricacies of accelerated depreciation, helping you make informed decisions and unlock the full potential of your investments. Get started with Doorvest today and take the first step towards building long-term wealth and achieving financial security through real estate.