Florida already took the state income tax off the table, so everything here is federal: depreciation, the timing of a sale, and the price you would have to pay for a building to make the arithmetic work.
Put in what you earn, what you would buy, what kind of building and where you live. It shows what you pay now against what you would pay with one building — then what this year’s saving is worth in ten years.
Where your money actually goes: your income, your bracket, and the share that leaves before you ever see it — then what owning a building does to that share.
One: it subtracts the whole first-year write-off from your income without checking whether you are allowed to — most people on a salary are not, not without real-estate-professional status or the short-term-rental route, and that is a paperwork problem we will solve with you (the 750-hour test, and the log that survives it). Two: it assumes the first-year bonus write-off is still 100%, which is set by Congress and has moved before. Three: it does not show recapture — that deduction comes back as income when you sell, unless the gain rolls into a 1031. The picture is right. It is the best case.
Each page carries the tools for one question and nothing else.
Where your money goes, and the part Florida solved.
See the bill →TwoPull the deduction forward — and the two traps.
Read the guide →ThreeWork back from what you owe to what you would buy.
Run the numbers →FourThe valuation analysis, run backwards from the return you need.
Solve for the price →FiveWhy five doors is priced nothing like a house.
The difference →SixRecapture, the 1031, and the zones.
The exit →If either applies to you, the rest of this door is a fee rather than a saving.
Most salaried buyers cannot take a passive loss against salary in the year it is created. The door out is that one person clears 750 hours of real property work and spends more than half their working time on it — which is why it is usually the partner rather than the earner. It is won or lost on the record they keep, so we would build them the log. How that works.
The two-minute check before anybody buys anything: whose hours, against what other job, and whether the pace from here to December is realistic. It answers with the two IRS tests scored on your numbers — and it says no out loud when the answer is no, because a shelter you cannot use is a fee, not a saving.
Deductions taken early are recaptured as income when the building sells, unless the gain rolls forward.
We are not your accountant and this is not tax advice. Everything here is arithmetic on public records and the numbers you type — run it past the person who signs your return before you act on it.