Cost segregation is a real estate tax deduction many of the largest property owners never use. The reason has nothing to do with money. David Wiener, Mr. Cash Flow, sits down with DJ Van Keuren, founder of the Family Office Real Estate Institute and co-founder of Evergreen Property Partners, who has spent 25 years inside family office real estate. They cover why a cost segregation study so often never reaches the people who make the decisions, who actually brings a new tax strategy to a wealthy family, why DJ's annual family office study finds about 80 percent of families do not do 1031 exchanges, how 100% bonus depreciation changes the math when a deal is underwritten, how depreciation recapture works when you sell, and when not to do a cost segregation study at all.
Built for the real estate investor who assumes a bigger portfolio means better tax planning, the business owner who owns the building the company runs out of and has never had anyone look at it closely, and the tax professional who knows how cost segregation works and wants a 25-year view of how these conversations start inside a family office, and who starts them.
WHAT YOU WILL LEARN
Why a missed cost segregation study is usually an oversight, not a decision, and who is most likely to raise it
How wealthy families pick advisors by trust, and why a bigger team can mean fewer tax strategies reach you
The five types of family office real estate investors and which ones have someone watching for cost seg
When not to do a cost segregation study: a short hold, a sale without a 1031 exchange, losses you cannot use yet
Why tax benefits belong in the real estate underwriting model, and how depreciation recapture works on the way out
CHAPTERS
00:00 Same tax code, different outcome: why big real estate owners miss cost segregation
03:03 What is cost segregation? 27.5 and 39 years vs 5, 7, and 15 year property explained
04:39 Why family offices underuse cost segregation, and what the callers asked
05:56 Missed tax strategy: a decision or an oversight? Who wealthy families trust
09:20 The five types of family office real estate investors and who handles cost seg
13:18 How many families skip 1031 exchanges and opportunity zones
18:24 When not to do a cost segregation study: short holds, small properties, passive losses
20:30 Bonus depreciation in the underwriting model: how tax benefits change real estate returns
24:26 Depreciation recapture, 1031 exchanges, and why cost seg cannot fix a bad deal
29:24 Your cost segregation playbook: the question to ask your tax professional this week
Nothing in this episode is tax advice for your situation. Your numbers are your numbers and they need a professional who knows them. Tax evasion is a crime, but tax avoidance is mandatory.
Your host: David Wiener, "Mr. Cash Flow"
mailto:David.wiener@cashflowstrategies.us
770-224-8504x2
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https://calendly.com/david-wiener/initial-consultation
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