Cost Segregation


Source Advisors


Daycare Center High End


The subject property is an 11,700 square foot daycare center that was newly constructed in 2017 for $6,100,000. The building is a one-story, wood frame structure, with Hardie Board siding, stone veneer, and a composite shingle roof. Interior finishes include vinyl plank flooring, extensive millwork and acoustical ceiling tiles. There is one controlled access point into the daycare center.

The building included classrooms, nurseries, officespace, solar panels, laundry facilities, furnishings, and a kitchen area. There were also site improvements such as asphalt paving, sidewalks, significant landscaping, playground equipment, fencing, artificial turf, site drainage, site lighting, and a CMU wall surrounding the playground.


The Source Advisors Cost Segregation engineers analyzed the construction costs, in the form of contractor invoices, and allocated the cost detail to various trades and building components. They conducted detailed estimates from the construction drawings and augmented those findings with additional estimates performed during the site visit of the property. Key property personnel were also interviewed. A detailed report was delivered, identifying and documenting all of the components that qualify for a shorter tax life.


Source Advisors reclassified 26% or $1,586,000 as 15-year land improvements and 19% or $1,259,000 as 5-year tangible personal property. Source Advisor’s findings exceeded the normal expectations for this building type due in large part to the high end nature of this particular facility, as well as the inclusion of the playground equipment, interior furnishings and the solar power system in the study. The property qualifies for 50% bonus depreciation under the PATH Act.


Percent of reclassified property
Increased Depreciation in 1st year $5900,000
Increased Depreciation in years 1-5 $750,000
Increased Cash Flow in 1st year $210,000
Increased Cash Flow in years 1-5 $260,000
Net Present Value over 39 years $190,000

*Assuming a 35% tax rate, 6% discount rate, and that the property will be held for 39 years