LISTEN UP! 

Save Thousands in Taxes with One Smart Move Most Investors Overlook

This week, I sat down with longtime tax strategist and friend Jeff Hiatt, whose company has perforned 26k+ of these, to talk about one of the most powerful — yet most overlooked — tools for real estate investors: Cost Segregation.

If you own or plan to buy an investment property, this strategy could put tens or even hundreds of thousands of dollars back in your pocket by lowering your tax burden, improving cash flow, and accelerating your wealth growth.

What the Heck Is It Anyway?

Cost segregation is a specialized study that breaks your property into different components the IRS allows you to depreciate faster.

Instead of waiting 27.5 or 39 years to write everything off, certain parts of your property — like flooring, cabinets, lighting, or parking lots — can be depreciated in 5, 7, or 15 years.

That means bigger deductions now, lower taxes today, and more money to reinvest or pay down debt.

Who It Helps

This applies to nearly any income-producing property — single-family rentals, multifamily, commercial, or industrial.

If your construction, renovation, or purchase costs exceed about $300,000, chances are 15%–30% of your property’s value qualifies for accelerated depreciation.

Real Example:

If you own a $1,000,000 commercial property, normal straight-line depreciation might give you about $25,000 in deductions per year.

With a cost segregation study, $150,000 to $300,000 could shift into faster depreciation categories — often saving tens of thousands in taxes immediately.

Why It Matters

Every dollar you keep working for you instead of paying in taxes compounds your returns.

This strategy helps investors in any market — even high-rate environments — to unlock cash flow faster and grow portfolios smarter.

3 Key Things to Know

•  Works on both new and existing properties — and can often be applied retroactively.

•  Pairs perfectly with 1031 exchanges, maximizing both depreciation and deferral.

•  Always use a trusted provider who performs a physical inspection and provides full audit support.

Let’s See What It Could Do for You

If you own investment property or are about to buy one, you owe it to yourself to see how much this could save you.

I’ve helped clients uncover five- and six-figure savings with this exact strategy. Don’t leave money on the table this tax year — let’s take a look together.

Call me directly at (701) 369-3949 or email Erik@ProvenRealtyND.com to schedule a quick strategy call.

Even a 10-minute chat could change how much you keep this year.