Case Study: Cost Segregation Analysis for a Retail Strip Mall in Oregon

Narrative

In 2024, the owners of a retail strip mall in Oregon undertook strategic tax planning to enhance their investment. The property consists of eight single-story buildings encompassing 255,608 square feet. Originally constructed in 1989, the strip mall features a variety of retail spaces designed to cater to different tenants.

The buildings showcase a mix of exterior finishes including stucco over masonry, brick veneer, stone veneer, and wood siding. Interior finishes and amenities vary by tenant space but include features such as laminate wood flooring, ceramic tile, vinyl composition tile (VCT), decorative lighting, and custom cabinetry. The property also includes asphalt paved parking areas with concrete sidewalks, curbs, and landscaping.

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 retail strip mall’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:

1. Physical Inspection: conducting a thorough site visit to identify and photograph the property’s components
2. Document Review: examining architectural plans, construction documents and accounting records
3. Cost Analysis: applying engineering principles to allocate costs to specific asset classifications
4. Depreciation Calculation: calculating depreciation using IRS-accepted methods such as the Modified Accelerated Cost Recovery System (MACRS)

Asset Allocation

5-Year Class Life

Total Depreciation Allocation: $5,546,482.89 

Percentage of Total Depreciable Basis: 18.96%

5-year class life assets identified in this study include:

• Specialty electrical systems and equipment connections
• Decorative lighting and accent lighting
• Vinyl and rubber flooring
• Millwork and cabinetry
• Demountable partitions and interior fencing
• Security systems and equipment

15-Year Class Life

Total Depreciation Allocation: $4,029,279.87 

Percentage of Total Depreciable Basis: 13.78%

15-year class life assets identified in this study include:

• Asphalt paving and concrete sidewalks
• Site improvements such as fencing, pergolas, and signage
• Landscaping and irrigation systems
• Specialty plumbing systems for tenant spaces

39-Year Class Life

Total Depreciation Allocation: $19,674,237.24 

Percentage of Total Depreciable Basis: 67.26%

39-year class life assets identified in this study include:

• Building structures and foundations
• Exterior walls and roofing
• HVAC systems
• General electrical and plumbing
• Common area finishes

Class Life Details:

Summary

The cost segregation study for this retail strip mall in Oregon 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 strip mall’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.