Spark + Stone – Services + Pricing

What it costs to
stop overpaying.

Cost segregation, depreciation strategy, 1031 exchanges, and real estate tax advisory. Flat-fee and engagement-based. No surprises.

Advisory Packages
Foundation
Property Review
A focused analysis of a single property's depreciation position. Ideal for investors new to cost seg or evaluating a recent acquisition.
$1,500 – $3,000
Flat fee. Delivered in 10–15 business days.
Includes
Cost segregation feasibility assessment
Depreciation schedule review
Bonus depreciation strategy memo
CA non-conformity analysis
Written findings summary
Most Requested
Full Cost Seg Study
A complete engineering-based cost segregation study. Identifies 5, 7, 15, and 39-year property, accelerates depreciation, and positions the asset for bonus treatment.
$4,500 – $9,500
Scales with property type, size, and complexity.
Includes
Full engineering study – IRS-compliant
Asset reclassification by component
Bonus depreciation modeling (federal + CA)
Look-back study option for prior years
481(a) adjustment analysis if applicable
Coordination with CPA or tax preparer
Audit-ready documentation package
Portfolio + Strategy
Advisory Engagement
Year-round advisory for investors with multiple properties, 1031 timelines, or complex depreciation recapture exposure. Proactive, not reactive.
$6,000 – $18,000
Annual retainer or project-scoped. Call to discuss.
Includes
Everything in Full Study
1031 exchange strategy + timeline planning
Multi-property depreciation coordination
Recapture exposure modeling on disposition
QOZ / opportunity zone analysis
Quarterly check-ins included
Priority response and scheduling
Cost Segregation – Fee by Property Type
Property Type
Study Fee
Typical Tax Benefit
ROI Range
Single-Family Rental
1–4 units, residential
$2,500 – $4,500
$15K – $60K
5x – 15x
Small Multifamily
5–20 units
$4,000 – $7,500
$50K – $200K
8x – 20x
Mid-Size Multifamily
21–100 units
$6,500 – $12,000
$150K – $600K
12x – 30x
Commercial / Mixed-Use
Office, retail, industrial
$5,500 – $14,000
$80K – $500K+
10x – 25x
Short-Term Rental
Airbnb / VRBO, active participation
$3,000 – $6,500
$20K – $120K
6x – 18x
Look-Back Study
Prior-year reclassification via 481(a) adjustment
+$1,500 – $3,000
Varies
Often >10x
Individual Engagements + Add-Ons
1031 Exchange
Exchange Planning + Advisory
Boot analysis, timeline coordination, debt relief implications, and relinquished vs. replacement property modeling. Works alongside your QI.
$1,800 – $4,500
Flat fee. Scope confirmed at intake.
Depreciation Recapture
Disposition + Recapture Modeling
Section 1250 unrecaptured gain, 1245 recapture on personal property, and California-specific treatment. Run before any sale closes.
$1,200 – $3,000
Per property or disposition event.
Opportunity Zone
QOZ Qualification + Planning
Investment timing, 10-year basis step-up analysis, QOZB compliance, and California's non-conformity to federal QOZ deferral. Pre-investment and ongoing.
$2,000 – $5,500
Initial analysis + planning memo.
Entity + Structure
Holding Structure Review
LLC vs. LP vs. S-corp for real estate holdings. CA franchise tax implications, asset protection layering, and depreciation flow-through optimization.
$1,500 – $4,000
Written analysis and recommendation.
Every Engagement Includes

Process

Intake call to confirm scope and property details
Secure document collection and review
Engineering or analysis work product
Written findings delivered via secure portal
Review call to walk through results
Coordination with your CPA or tax preparer on implementation
90-day follow-up support on the engagement

California-Specific Considerations

CA does not conform to federal bonus depreciation – every study includes a parallel California analysis
CA depreciation recapture treatment differs from federal in several meaningful ways
QOZ deferral is not recognized by California – separate planning required for CA residents
CA passive activity rules have important differences from federal PAL provisions
All deliverables note federal vs. CA treatment side by side

Start with a conversation.

Most engagements begin with a 30-minute scoping call. No obligation. We'll tell you whether the numbers make sense before any work begins.

Book a Session Advisory Checkout → View Compliance Pricing

Pricing Notes

  • All fees are flat or engagement-scoped – confirmed before work begins. No hourly billing.
  • Cost segregation study fees scale with property type, size, and existing depreciation records.
  • Multi-property engagements and retainer relationships priced separately – call to discuss.
  • Look-back studies (prior-year reclassification) are billed as an add-on to any new study.
  • California returns and advisory are included in all engagements where applicable.

Is a Cost Seg Study Worth It?

  • Generally worthwhile for properties over $500K in cost basis – the tax savings typically exceed the study fee by a wide margin.
  • Investors in the 32–37% federal bracket (or California's 9.3–13.3%) see the highest ROI.
  • Short-term rental owners with active participation status can use losses to offset ordinary income – making accelerated depreciation especially powerful.
  • If you've owned a property for more than a year without a study, a look-back study may still capture the benefit.