Narrative
In 2025, the owners of a warehouse and storage facility in Katy, Texas, undertook strategic tax planning to enhance their investment. The property consists of a commercial industrial building designed for storage use and improved with modern building systems and site enhancements. The structure was developed with high-quality materials and workmanship suited for long-term logistics and storage operations.
The property features durable interior and exterior finishes, upgraded lighting, mechanical systems, and custom improvements that support commercial functionality. Site elements include paved surfaces, landscaping, and related improvements that add value and utility to the overall property. Each component was evaluated as part of a detailed engineering-based cost review.
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 to accelerate depreciation and optimize tax benefits. This case study outlines the cost-segregation strategy employed and its significant impact on the property's financial outlook.
Objective
The primary objective of the cost segregation study was to identify and classify the commercial property’s assets within the $1,260,360.00 depreciable basis. By analyzing and reallocating building and site components into appropriate depreciation categories under MACRS, Engineered Tax Services (ETS) aimed to accelerate depreciation deductions and enhance the property owner’s overall tax savings and cash flow.
Methodology
ETS utilized a detailed engineering-based approach, including:
- Site Inspection: A physical inspection to document all structural, electrical, and land-improvement components.
- Document Review: Analysis of architectural plans, contractor invoices, and accounting schedules.
- Cost Analysis: Allocation of construction costs across building systems, site improvements, and personal property.
- Depreciation Calculation: Application of IRS Revenue Procedures, Tax Court rulings, and MACRS recovery periods to maximize allowable deductions.
Get a more comprehensive understanding of how Engineered Tax Services utilizes specialized cost segregation methodologies to strengthen your property's financial performance. Discover the strategic processes ETS employs to uncover high-value tax savings, driving significant long-term capital growth and optimizing your overall investment outlook. Reach out today to schedule your complimentary consultation.
Asset Allocation
5-Year Class Life
Total Depreciation Allocation: $159,826.80 Percentage of Total Depreciable Basis: 12.68%
5-year class life property consists of tangible personal property found across the warehouse facility that are eligible for a 5-year recovery period.
- Specialized storage shelving systems and internal warehouse equipment.
- Decorative fixtures, office area carpeting, and dedicated electrical for specialized machinery.
15-Year Class Life
Total Depreciation Allocation: $429,008.62 Percentage of Total Depreciable Basis: 34.04%
15-year class life property consists primarily of land improvements and exterior site systems qualifying for accelerated recovery.
- Extensive site improvements including heavy-duty asphalt paving for truck courts, concrete curbing, and sidewalks.
- Exterior site lighting, security fencing, and landscaping infrastructure.
39-Year Class Life
Total Depreciation Allocation: $671,524.58 Percentage of Total Depreciable Basis: 53.28%
39-year class life property includes structural components of the main warehouse building classified as § 1250 property.
- Main building structure, including the foundation, steel framing, and roofing systems.
- Permanent building systems including general HVAC, plumbing, and primary electrical distribution.
Class Life Details:
Summary
The cost segregation analysis for the warehouse facility in Katy, Texas, identified assets eligible for shorter recovery periods and documented their allocation across 5-year, 15-year, and 39-year categories. This engineering-based approach aligns the property’s components with appropriate MACRS class lives and provides the taxpayer with supportable depreciation schedules.
The total increase in accumulated depreciation from this study is generated by reclassifying a significant portion of the depreciable basis, nearly 47%, into accelerated recovery periods of 5 and 15 years.
This result improves near-term tax efficiency and supports capital planning and reinvestment decisions. Engineered Tax Services provides audit-ready documentation consistent with IRS guidance and accepted engineering practices.
Learn How Cost Segregation Can Boost Your Bottom Line
Discover a more comprehensive understanding of how Engineered Tax Services utilizes specialized cost segregation methodologies to strengthen your property's financial performance. Discover the strategic processes ETS employs to uncover high-value tax savings, driving significant long-term capital growth and optimizing your overall investment outlook. Reach out today to schedule your complimentary consultation.
