Most real estate calculators only model pre-tax cash flow. Calculate your IRS straight-line depreciation deductions, non-cash paper losses, and net taxable income on Schedule E.
Under IRS Publication 527, land never depreciates. Your cost basis must separate the physical structure (typically 80%–85% in suburban US markets) from non-depreciable raw land (15%–20%).
Under MACRS (Modified Accelerated Cost Recovery System), residential real estate is written off over exactly 27.5 years (approx. 3.636% deduction of building basis per year).
Depreciation is an accounting deduction requiring zero cash outlay. It allows you to collect positive spendable rental income while reporting zero or negative taxable income on IRS Form 1040 Schedule E.
A common misunderstanding among first-time landlords is deducting the total monthly mortgage payment on taxes. The IRS only allows you to deduct mortgage interest (Line 12 on Schedule E). Mortgage principal paydown increases your balance sheet net worth and is not a deductible expense.
Our calculator models the precise accounting formula required on IRS Form 1040:
When depreciation creates a negative taxable balance (paper loss), IRS Section 469 limits how much of this loss can offset active W-2 employment income:
Yes. Depreciation is based solely on your acquisition cost basis and capital improvements, independent of debt. An all-cash buyer claims the exact same annual depreciation deduction as an investor using an 80% LTV mortgage.
Upon selling an asset, the IRS recaptures cumulative depreciation deducted during ownership. This portion is taxed at a maximum federal rate of 25% under Section 1250, unless deferred through an IRC §1031 exchange.
Routine maintenance (like fixing drywall or replacing a faucet) is expensed immediately in Year 1. Significant capital improvements (like replacing an entire roof or installing a new HVAC unit) must be capitalized and depreciated over their IRS recovery lifespan.
Cost segregation studies reclassify components of a building (wiring, flooring, landscaping) into 5-, 7-, or 15-year property classes, allowing accelerated or bonus depreciation in Year 1. This strategy is most effective for properties purchased above $500,000 and is not modeled in standard straight-line calculators.
Depreciation does not directly affect cash-on-cash return, which is a pre-tax, pure-cash metric. However, tax savings from depreciation shelter effectively increase your after-tax yield. Our main calculator computes both pre-tax cash flow and estimated annual tax savings side-by-side so you can model the complete picture.
Ready to model your full depreciation schedule? Our interactive calculator includes IRS 27.5-year depreciation, Schedule E taxable income, and estimated tax savings in real-time.
⚡ Launch the Free CalculatorNot tax advice. Consult a CPA or enrolled agent for your specific situation. Based on IRS Publication 527 and IRC §168 guidelines.