Investing in real estate has been frequently highlighted for its potential to consistently generate wealth. The most touted benefit is stable, consistent cash flow from a tangible asset. The second most discussed benefit is long term appreciation with the perception of significantly less volatility than other public market investments. Unfortunately, some of its most advantageous features are often overlooked: a myriad of tax benefits.
Beyond providing a steady stream of rental income and the potential for future appreciation, real estate offers investors unique tax benefits that can significantly enhance their overall returns. Let’s explore some of the intricacies of real estate and how savvy investors can leverage it to maximize wealth accumulation.
Cash Flow and Future Appreciation
Investing in real estate offers the dual benefit of cash flow from rental income and the potential for property appreciation. Rental income provides a steady stream of cash flow, which can be used to cover expenses, service debt, and generate passive income. Good investments should not only cover your operating expenses, but also provide free cash flow for reserves or redeployment into new investments. Meanwhile, property appreciation can further increase the value of the investment, enhancing overall returns. While these alone are excellent advantages, it's the tax benefits of real estate credits and deductions that truly set it apart as a wealth-building vehicle.
Depreciation Deductions: A Powerful Tax Advantage
The Internal Revenue Service (IRS) allows real estate investors to depreciate the value of their properties over time, even if the property is appreciating in value. Depreciation is a non-cash expense that reflects the wear and tear, deterioration, or obsolescence of the property over its useful life. This depreciation expense can be deducted from rental income, reducing taxable income and, consequently, lowering the investor's tax liability. Residential property is by default depreciated over 27.5 years and commercial property over 39-years.
For a $1,000,000 building value, that would equal roughly $36,000 in annual tax deductions for a residential property and $25,500 for commercial property.
In the next section, we’ll review how investors can amplify this benefit and yield a much stronger overall return on investment.
Accelerating Depreciation with Cost Segregation
While traditional depreciation schedules spread the cost of the property over several decades, investors can accelerate depreciation using a strategy called cost segregation. Cost segregation involves identifying and reclassifying certain components of the property, such as fixtures, finishes, and equipment, as shorter-lived assets. By doing so, investors can front-load depreciation deductions, resulting in greater tax savings in the early years of ownership.
While each investment is analyzed on a standalone basis, some generally acceptable ranges of deductions are seen below, based on the $1,000,000 investment example discussed above:
Residential Real Estate: 15-25% Year-1 Depreciation. This turns the $36,000 tax deduction into $150,000 - $250,000 of deductions the first year of ownership. For high tax bracket investors, this can result in cash savings of $75,000 - $125,000.
Commercial Real Estate: 20-40% Year-1 Depreciation. This turns the $25,500 tax deduction into $200,000 - $400,000 in deductions the first year of ownership. For high tax bracket investors, this can result in cash savings of $100,000 - $200,000.
In both cases, the subsequent annual depreciation will be lower, but the investor will have access to significantly more capital for reinvestment today.
When considering long term Net Present Value and Internal Rate of Return on investments, the upfront benefit amplifies overall returns.
This is truly a representation of the adage: “A dollar today is worth more than a dollar tomorrow.”
Other Tax Credits for Real Estate Investors
In addition to depreciation deductions, real estate investors may be eligible for various tax credits that can further enhance their after-tax returns:
- 45L Energy Efficient Home Credit: This tax credit is available to developers and builders of energy-efficient residential properties. By meeting certain energy efficiency standards, investors can qualify for a tax credit of up to $2,000 per dwelling unit.
- Historic Tax Credits: Investing in the rehabilitation of historic properties can qualify investors for federal and state historic tax credits. These credits provide incentives for preserving and revitalizing historic buildings, offsetting a significant portion of the rehabilitation costs.
Summary: Leverage Direct Real Estate Investments for Wealth Accumulation
Real estate presents a compelling opportunity for investors a to maximize wealth accumulation while also reducing taxes. By deducting depreciation expenses from rental income, investors can reduce their tax liabilities while generating consistent cash flow and potential property appreciation. As always, investors should consult with tax professionals and financial advisors to fully understand and optimize the tax benefits of real estate investment in their specific circumstances.
If you have questions about your real estate investment tax strategy, set up a time to talk with our team at C&A.
