Real Estate Tax Advisory

Less owed.
More owned.

Where strategy meets structure

Depreciation, cost segregation, 1031 exchanges, and opportunity zones are some of the most powerful tax strategies for real estate investors.
Combined and timed correctly, they defer, decrease, and even eliminate taxes while preserving and extending your legacy. We map the variables that matter to model pivotal decisions and proactively minimize risk.

We simplify and deliver sophisticated tax strategy that establishes security and personal sovereignty for generations to come.

Run the Numbers How It Works See a Demo →

What We Do

Accelerate depreciation.
Architect the exit.

Cost Segregation Analysis

Engineering-based asset reclassification that moves depreciable lives from 39 years to 5, 7, and 15, unlocking accelerated deductions in Year 1 and beyond.

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Exit Strategy Modeling

§1031 exchanges, DSTs, opportunity zones, and estate planning layered together to convert deferred tax liability into permanent savings.

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State Conformity Advisory

Not all states play by federal rules. We model bonus depreciation addbacks, §1031 clawback exposure, and multi-state portfolios so there are no surprises at filing.

Our Process

We deliver more than actionable reports.
We cultivate collaborative relationships.

We offer detailed, data-driven analyses that deliver substantial savings and strategy that stands the test of time. We are engaged year-round at structured touchpoints for real estate decisions tailored to your situation, ensuring timely implementation for tax efficiency.

01 Onboarding
Property & Portfolio Intake

A structured review of your full portfolio: acquisition dates, depreciable basis, existing schedules, entity structure, and tax profile. Most clients discover missed opportunities in this step alone.

Depreciation review Basis analysis Entity structure Cost seg feasibility
02 Every Quarter
Quarterly Advisory Report

A personalized report covering your portfolio's tax position, updated projections based on any acquisitions or dispositions, legislative changes, and clear action items before the next filing window.

Tax position update Depreciation projections Recapture tracking Action items
03 Monthly
Monthly Check-In Session

A focused 30-minute call to work through what's live, such as a property you're eyeing, a 1031 you're timing, a bonus election decision, or questions from your CPA's correspondence. No agenda required.

Deal review 1031 timing Election decisions CPA coordination
04 As Needed
Exit & Transition Planning

When you're ready to sell, exchange, or restructure, we model the full exit: recapture exposure, 1031 timelines, DST options, opportunity zone reinvestment, and estate step-up planning.

§1031 modeling DST evaluation Recapture analysis OZ strategies

See it in action

Watch the strategy, before you commit.

Step through a live client scenario, from property intake through cost segregation analysis, 1031 timing, and the final advisory report.

Launch the Demo →

Cost Seg ROI Analyzer

Model your portfolio.
Less liability, more legacy.

Add properties, select your state, toggle bonus depreciation, and see Year 1 savings, cumulative benefit, and recapture exposure, all adjusted for state conformity.

Before deploying any of these strategies, or recommending them to clients, understand the mechanics, traps, and timing requirements.

State conformity data: 2025 tax year. Verify annually.

StateIncome TaxBonus Depr.MACRS§1031Clawback
PA and NJ use entirely separate depreciation systems; do not assume federal MACRS applies. CA §1031 clawback applies when replacement property is out-of-state. Verify all state conformity dates annually as legislatures can change them mid-year.

Featured Reading

Cost Segregation · IRS Pub 5653 The Cost Segregation Audit Technique Guide, Distilled The IRS's own engineering framework for reclassifying assets: Whiteco factors, 5, 7, and 15-year components, and when a study survives scrutiny. Read the guide → Opportunity Zones · QOZ 2.0 Framework QOZ Phase 2 Practical Framework A working playbook for the new QOZ 2.0 regime: zone selection, fund structuring, the 12-month deployment rule, and exit timing under extended hold periods. Read the framework → Credits · R&D Tax Credit The R&D Tax Credit: Who Actually Qualifies The four-part test, what changed after the latest reform, and why far more real estate and construction work qualifies than owners assume. Read the article → Deductions · Section 179D Section 179D: The Deduction Designers Can Claim Architects, engineers, and design-build firms can claim 179D on government and nonprofit projects through allocation. Most never do. Read the article →

Our Ecosystem

Cost seg is the foundation.
The full picture goes further.

Spark + Stone focuses on cost segregation strategy and portfolio modeling. For broader real estate tax tools, compliance work, and bookkeeping, explore our extended network.

REITaxPro.com
Real Estate Tax Tools & Resources

1031 exchange calculators, REPS qualification analysis, QOZ modeling, depreciation recapture scenarios, and educational guides for real estate investors and their advisors.

Visit REITaxPro
Compliance Pricing
Tax Compliance & Bookkeeping

Federal and state tax return preparation, year-round bookkeeping, and entity compliance for real estate investors, business owners, and high-income individuals. The filing layer that keeps everything clean.

See compliance pricing →
RentSparks.com
Property Management

Streamlined property management for residential and small commercial portfolios: leasing, maintenance coordination, tenant communication, and owner reporting. Operations handled so you can focus on acquisition and strategy.

Visit RentSparks