The Neuman Group
One Step At A Time
No wall of numbers. We take it one step at a time. As you go, the card on the right keeps a running tally: how much income you shelter, how much real cash you keep from the IRS, what it actually costs, and how much of your cash ends up locked inside the building. Then we show you the years ahead — how the leftover depreciation keeps saving you money, and what your income and net worth look like down the road.
Start with the pain. Tell us your income, how you file, and the state you live in — your home state taxes all your income, so that's the bill we go after.
This is the gate the whole thing hinges on. If you or your spouse spends 750+ hours a year in real estate — more than half your working time — and materially participates, the building's paper losses can cancel out your active income (salary, business), not just rent.
Here's the move: you put down a slice, but you depreciate the whole price. Slide the price and watch the curve — the green zone is money well spent, and the marker shows the sweet spot where your tax hits zero. Past that, bigger buys you nothing this year.
Here's your bill before and after. The cost-seg study front-loads a huge write-off, your taxable income drops, and the tax you'd have written a check for stays in your hands. And notice — not all the depreciation gets used this year; the rest keeps working in the years ahead.
Nobody else shows you this. Two very different things leave your bank account, and only one is truly spent: the professional fees. Your down payment isn't gone — it turns into equity you own, but it's locked in the building and you can't spend it.
The building is only the first lever. There are more — and they are sized to your exact situation, so we walk you through them one-on-one.
One building, same income each year. Watch two things: the leftover depreciation keeps lowering your taxable income for years, and your net worth climbs as the loan pays down, the building appreciates, and the tax you saved and the retirement you funded pile up.
Running Tally
Read this before you quote any of it. A rough illustration to start a conversation with your CPA — not tax, legal, or investment advice, and not a promise of any result. The whole thing hinges on genuinely qualifying as a real estate professional (750+ hours, more than half your working time, material participation) — the IRS audits this hard. Figures use approximate 2025 federal brackets and ignore NIIT, AMT, QBI, phase-outs and itemized-vs-standard nuance. The multi-year view assumes the same income every year, a flat appreciation rate you choose, a 30-year loan, and that you bank the tax you save — real life varies. “Wiping out” income can create a loss carryforward, not always a same-year zero. Cost-seg results vary by property; depreciation is recaptured when you sell (up to 25% on the real-estate portion). Several high-tax states (NJ, NY, CA) decouple from federal bonus depreciation, so the state portion is smaller than the federal. SEP IRA, IRA and child standard-deduction limits are approximate and change yearly. Run every number with a qualified CPA before acting.
Tell us your income and your budget. We'll find an actual South Florida property, bring in a cost-seg team and your CPA, and put real numbers on the page.
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