Narrative
In 2022, the owners of a extended stay hotel in Miami Beach, Florida, undertook strategic tax planning to enhance their investment. The property consists of a single 7-story building encompassing 22,703 square feet. Originally constructed in 1936, the hotel features 54 units designed to cater to a variety of guests.
The building's exterior showcases a blend of modern and classic architectural elements. The interior is well-appointed, featuring amenities such as high-efficiency HVAC systems, water heaters, and contemporary lighting fixtures. The property also includes a range of recreational facilities.
The owners engaged Engineered Tax Services (ETS) to perform a comprehensive cost segregation study of the property. This study aimed to identify and reclassify specific assets, enabling the acceleration of depreciation and optimizing tax benefits. This case study outlines the cost segregation strategy employed and its significant impact on the financial outlook of the property.
Objective
The primary objective of the cost segregation study was to identify and classify the hotel's assets to optimize the owners' tax savings. By breaking down and reallocating components into shorter depreciation life categories, ETS aimed to provide both immediate and long-term financial benefits through accelerated depreciation.
Methodology
ETS employed a detailed, engineering-based approach, which included:
- Physical Inspection: conducting a thorough site visit to identify and photograph the property's components
- Document Review: examining architectural plans, construction documents and accounting records
- Cost Analysis: applying engineering principles to allocate costs to specific asset classifications
- Depreciation Calculation: calculating depreciation using IRS-accepted methods such as the Modified Accelerated Cost Recovery System (MACRS)
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Discover MoreAsset Allocation
5-Year Class Life
Total Depreciation Allocation: $3,455,633.23
Percentage of Total Depreciable Basis: 31.12%
5-year class life assets identified in this study include:
- Electrical systems (dedicated equipment outlets, alarm clock outlets)
- Appliances (microwaves, mini refrigerators)
- Furniture and fixtures (wood shelving, flooring, wall coverings)
- Interior finishes (decorative lighting, accent lighting)
- Communication and security systems (telephone and television connections, key card readers)
39-Year Class Life
Total Depreciation Allocation: $7,649,515.77
Percentage of Total Depreciable Basis: 68.88%
39-year class life assets identified in this study include:
- Structural components (walls, ceilings, roofing)
- Building systems (HVAC, plumbing, electrical distribution)
- Permanent fixtures (restroom fixtures, vanities, shower stalls)
- Interior construction (drywall partitions, ceramic tile, wood doors)
Class Life Details:
Summary
The cost segregation study for this extended stay hotel in Miami Beach, Florida demonstrates the substantial financial advantages of strategic tax planning. By reclassifying property components into shorter depreciation categories, the study enabled accelerated depreciation, resulting in maximized tax savings and improved cashflow. This approach not only enhanced the hotel's profitability but also allowed for more efficient capital management and future property upgrades. The case study illustrates how cost segregation can significantly boost the financial performance of real estate investments.
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