Cost Segregation Study in Illinois
Available Remote or In Person

Our team helps Illinois property owners maximize tax savings through expert cost segregation studies. Whether you prefer to meet remote or in person, we’ll identify accelerated depreciation opportunities tailored to your property-so you keep more cash in your business. From office buildings to multifamily, retail, and industrial facilities, we deliver IRS-compliant studies designed to unlock immediate and long-term tax benefits.

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    Recent Cost Segregation Studies Completed in Chicago, IL

    • Type of Property Multifamily Residential
    • Address Madison St, Chicago, IL 60607
    • Purchase Price $18,000,000
    • Year Placed in Service 2025
    • Reclassified Assets: $4,608,000 moved from 27.5-year property to 5-, 7-, and 15-year property.

    First Year Tax Saving

    $1,837,976 View More Details arrow_outward arrow_outward

    Recent Cost Segregation Studies Completed in Aurora, IL

    • Type of Property Industrial Warehouse
    • Address Dearborn Ave, Aurora, IL 60505
    • Purchase Price $8,200,000
    • Year Placed in Service 2025
    • Reclassified Assets: $1,968,000 moved from 39-year property to 5-, 7-, and 15-year property.

    First Year Tax Saving

    $771,726 View More Details arrow_outward arrow_outward

    Recent Cost Segregation Studies Completed in Naperville, IL

    • Type of Property Retail& Mixed use property
    • Address S Main St, Naperville, IL 60540
    • Purchase Price $9,600,000
    • Year Placed in Service 2025
    • Reclassified Assets: $2,227,200 moved from 39-year property to 5-, 7-, and 15-year property.

    First Year Tax Saving

    $875,606 View More Details arrow_outward arrow_outward

    Recent Cost Segregation Studies Completed in Joliet, IL

    • Type of Property Multifamily Residential Property
    • Address Chicago St, Joliet, IL 60432
    • Purchase Price $7,200,000
    • Year Placed in Service 2025
    • Reclassified Assets: $1,728,000 moved from 27.5-year property to 5-, 7-, and 15-year property.

    First Year Tax Savings:

    $693,609 View More Details arrow_outward arrow_outward

    Recent Cost Segregation Studies Completed in Rockford, IL

    • Type of Property Medical Office
    • Address N Church St, Rockford, IL 61101
    • Purchase Price $6,500,000
    • Year Placed in Service 2025
    • Reclassified Assets: $1,456,000 moved from 39-year property to 5-, 7-, and 15-year property.

    First Year Tax Savings

    $574,202 View More Details arrow_outward arrow_outward

    Our Process With No Upfront Retainer Or Payment Invoiced after delivery of your study

    • Add_Notes
      Request Your Free Proposal

      Share basic property details so we can create a custom proposal with estimated tax savings. We’ll contact you if additional information is needed.

    • Call
      Discovery & Documentation

      We get to know you and your property, review your documents, and begin identifying opportunities for accelerated depreciation.

    • Rubric
      Site Evaluation(On-site or Remote)

      If needed, our experts conduct an on-site review to uncover depreciable assets that may have been missed.

    • Timer
      Final Study Delivery

      We deliver a detailed cost segregation Study identifying reclassified assets, supported by tax law, and outlining your additional depreciation benefits.

    Trusted by 500+ Leading Real Estate Developers & Investors

    Kadre architects
    DDA Development

    Great People
    Define our Success

    Our team of Cost Segregation Experts includes dedicated Professional Engineers and tax specialists focused on helping property owners unlock accelerated depreciation benefits. Having completed over 10,000 residential and commercial studies nationwide, we follow established IRS guidance and engineering-based methodologies to provide precise and compliant cost segregation study.

    cedric

    Cedric James

    Senior Project Manager
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    William Wightman

    Senior Cost Segregation Study Consultant
    Andrea Gracia, Leyton Project Manager & Industrial Engineer

    Andrea Gracia

    Project Manager
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    Omar Al Fezghari

    Senior Building Energy Efficiency Consultant
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    Main Takeaways After OBBB Was Signed 2025

    • Distance
      100% Bonus Depreciation Restored

      OBBB restores full bonus depreciation for assets placed in service after January 19, 2025, reversing the phase-out.

    • Rocket_Launch
      Bigger Upfront Deductions = Better Cash Flow

      Investors benefit from larger first-year write-offs, reducing taxable income and improving cash-on-cash returns. Short-life assets identified in a Cost Seg study can now be fully expensed in Year 1, maximizing tax savings.

    • Language
      Ideal Timing for New Projects and Acquisitions

      Properties placed in service after the effective date qualify—making 2025 a strategic year for running Cost Seg studies.

    Cost Segregation Bonus Depreciation Timeline — Pre & Post OBBB 2025
    Placement in Service DateBonus Depreciation Rate (Before OBBB)Bonus Depreciation Rate (After OBBB)Cost Segregation Impact
    2017–2022100%100%Full write-off of short-life assets (5-, 7-, 15-year).
    202380%80%80% immediate deduction, rest over standard MACRS life.
    202460%60%Partial first-year deduction; less attractive than 100%.
    Jan 1 – Jan 19, 202540%40%Limited upfront benefit — cost seg value reduced.
    ▶ After Jan 19, 202520% (Projected)100% (OBBB Restored)▶ Full deduction of all eligible short-life assets again.
    2026+0% (Projected)100% (OBBB Permanent)Cost Seg fully optimized long-term under new rules.

    Who can benefit from
    Cost Segregation Studies?

    Any individual or business that owns commercial or residential real estate can benefit from cost segregation studies, especially those with properties valued at $1,000,000 or more.

    How cost segregation benefits property owners:
    Cost segregation allows property owners to reduce their taxable income by accelerating depreciation deductions, leading to significant tax savings.

    Miss Our Latest Cost Segregation Webinar?

    How Landmark Tax Court Cases Shape a Cost Segregation Strategy 📅:

    •Intro to cost segregation
    •Changes in the One Big Beautiful Bill  
    •Why is case law is so essential to cost segregation  
    •White Co. Industries v. Commissioner (1978) 
    •How to make your project “pro cost segregation”

    Replay is Available! 👉

    Frequently Asked Questions

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    Does the 100% bonus include renewable energy projects still? keyboard_arrow_down keyboard_arrow_up

    Yes. Any projects started after January 2025 will now be eligible for 100% bonus

    What if my property doesn’t qualify for 100% bonus depreciation? keyboard_arrow_down keyboard_arrow_up

    Even without full bonus depreciation, a Cost Segregation study can still accelerate your deductions by reclassifying assets to shorter lives. This means more front-loaded depreciation and better tax savings—even without the 100% write-off.

    Does this apply to renovations or just new buildings? keyboard_arrow_down keyboard_arrow_up

    Both. Renovations often include qualified improvements like HVAC, plumbing, or electrical—all of which may be eligible for 100% bonus depreciation when supported by a Cost Seg study. This applies whether you’re improving an existing building or constructing a new one.

    If I bought a building this year, am I eligible? keyboard_arrow_down keyboard_arrow_up

    If the building was placed in service after January 19, 2025, you may qualify for 100% bonus depreciation under the new law. A Cost Segregation study can help you identify which parts of your property are eligible and how much you can deduct upfront.

    In Leyton, Who performs the study-accountants or engineers? keyboard_arrow_down keyboard_arrow_up

    Our studies are led by a team of qualified engineers, construction analysts, and tax professionals. This interdisciplinary approach ensures both technical accuracy and tax defensibility in case of an audit.

    How long does the process take with Leyton? keyboard_arrow_down keyboard_arrow_up

    Most studies are completed in 4 to 8 weeks, depending on project size and documentation. We’ll gather data, perform a site analysis (in-person or virtually), and deliver a final report with schedules your CPA can use directly.

    How do pricing and expected returns work for your cost segregation service? keyboard_arrow_down keyboard_arrow_up

    Our fees vary depending on the complexity and size of the property, but we always provide a free benefit estimate upfront, so you can see the projected ROI before moving forward. Many clients see a 10x return on their investment.

    Get your Cost Segregation Study today!

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