How Depreciation Works in Real Estate (And Why It’s So Powerful)

If you’re investing in rental property and not leveraging depreciation, you’re leaving serious money on the table.

Real estate depreciation is one of the most powerful wealth-building tools available to investors. It lets you deduct the cost of your property over time, even as it appreciates in market value—reducing your taxable income and maximizing your cash flow.

In this guide, we’ll break down how depreciation works, which assets qualify, and how smart investors use it to offset income, reduce tax liability, and grow faster.

What Is Real Estate Depreciation?

Depreciation is a tax deduction that allows real estate investors to recover the cost of income-producing property over its useful life.

In simple terms:
➡️ The IRS assumes your building loses value over time due to wear and tear
➡️ You get to write off part of that cost every year—even if your property is increasing in market value

This non-cash expense reduces your taxable rental income—without reducing your actual cash flow.

How Long Is Real Estate Depreciated?

According to IRS guidelines:

• Residential rental property is depreciated over 27.5 years
  
• Commercial property is depreciated over 39 years
  

You must use the straight-line method, meaning you deduct an equal portion of the property’s value each year.

Depreciation Formula Example

Let’s say you buy a single-family rental for $300,000.

• Land value (non-depreciable): $60,000
  
• Building value (depreciable): $240,000
  

Annual depreciation = $240,000 ÷ 27.5 = $8,727/year

That $8,727 comes off your taxable rental income every year—for 27.5 years—regardless of whether the property appreciates.

What Qualifies for Depreciation?

You can depreciate:

• Residential rental buildings
  
• Duplexes, fourplexes, small multifamily
  
• Improvements made to the building (roof, HVAC, flooring)
  
• Appliances, equipment, and furnishings (may qualify for bonus depreciation)
  

You cannot depreciate:

• Land
  
• Personal-use properties
  
• Flips or short-term inventory
  
• Renovations done before the property is available for rent
  

📌 Depreciation begins when the property is placed in service—not when you buy it. That means the clock starts when it’s ready and available to rent.

Why Depreciation Is So Powerful for Investors

✅ 1. Reduces Taxable Income

Depreciation reduces your rental income on paper—often to zero or below—even if you’re cash-flow positive.

✅ 2. Offsets Passive Income

If your depreciation exceeds your rental income, the “loss” can be used to offset other passive income or carried forward to future years.

✅ 3. Delays Taxes Until Sale

You don’t pay tax on depreciation until you sell the property—and even then, you have strategies (like 1031 exchanges) to defer it.

✅ 4. Enables Bonus Depreciation

With a cost segregation study, you can accelerate depreciation on specific items (like HVAC, carpet, appliances) and take bonus depreciation—which is still 80% in 2025.

This can result in massive upfront deductions that lower your taxable income in the first year of ownership.

Depreciation and DSCR Loans

DSCR lenders don’t consider depreciation when qualifying a property—they look at Net Operating Income (NOI) before tax deductions.

That means you can:

• Get approved for a DSCR loan based on cash flow
  
• Use depreciation to reduce your taxable income
  
• Legally keep more of your profit
  

It’s a win-win: strong financials for lenders, and lower taxes for you.

What Is Depreciation Recapture?

When you sell a depreciated property, the IRS may “recapture” some of your tax savings. This is called depreciation recapture, and it’s taxed at up to 25%.

But you can avoid or defer it by:

• Doing a 1031 exchange
  
• Holding the property until death (your heirs get a step-up in basis)
  
• Planning your exit strategy with a CPA
  

Don’t let recapture scare you off—just plan for it.

Advanced Strategy: Cost Segregation

A cost segregation study breaks your property into separate asset categories—some of which depreciate faster (5, 7, or 15 years). This allows:

• Accelerated depreciation
  
• Upfront tax deductions
  
• Use of bonus depreciation for qualified assets
  

This is especially valuable for:

• Short-term rentals
  
• High-income years
  
• Properties with large renovations
  

Talk to a tax pro before using this strategy—it requires IRS-compliant documentation.

Final Thoughts

Depreciation isn’t just a tax perk—it’s a cornerstone of wealth-building in real estate.

Used correctly, it lets you earn income tax-efficiently, reinvest faster, and grow your portfolio without handing over more than you need to at tax time.

Whether you own one rental or a dozen, make sure depreciation is part of your financial strategy in 2025—and that you’re working with a CPA who understands how to maximize it.