A practice within Cost Seg Smart, narrowed to institutional multifamily.
We built mfcostseg.com because syndicators don't share trust signals with first-property STR owners. Same engineered methodology, different proof requirements: K-1 fluency, multi-LP allocation workflows, Form 3115 lookback procedures, and Partial Asset Disposition modeling on value-add deals.
What we do
Engineered cost segregation studies for multifamily properties at $2M–$50M+ basis. Output is a workpaper package your partnership CPA integrates into the K-1 process: engineered study report, basis schedule formatted for tax-software import, MACRS reclassification tables, and Form 3115 §481(a) calculations if you're filing a lookback.
The methodology follows IRS Publication 5653 (the Cost Segregation Audit Techniques Guide) and Revenue Procedure 87-56. Studies are designed to withstand examination using the same framework the IRS examiner would apply.
Pricing is published and fixed-fee. No percentage-of-savings billing, no discovery-call gates on the number. See the full pricing schedule →
Where this practice sits in the cost-seg market
| Asset type | Study complexity | Typical coordination |
|---|---|---|
| SFR / STR (single property) | Low | CPA only |
| Small MF · 5–24 units | Moderate | CPA + individual investor |
| Value-add MF · single asset | High | CPA + sponsor + renovation team |
| Syndicated MF · institutional MFCS | Institutional | K-1 allocation + PAD + §754 + Form 3115 |
| Multi-asset MF portfolio | Institutional+ | Aggregate basis tracking + per-entity K-1s |
THE PRACTICE'S POSITION IN THE COST-SEG MARKET. NETWORK SISTER SITES HANDLE ADJACENT TIERS.
Who runs this
MF Cost Seg is a practice of Cost Seg Smart LLC (Wyoming), the parent operator across the network. Cost Seg Smart has delivered engineered cost segregation studies across all 50 states; mfcostseg.com is the institutional MF surface within that practice, focused on syndication-scale deals where the K-1 allocation and Form 3115 workflows justify a dedicated brand.
Editorial content across the site is reviewed against IRS Publication 5653, Revenue Procedure 87-56, current Treasury Regulations under §168(i)-6 and §168(i)-8, and Tax Court precedent including Hospital Corporation of America v. Commissioner. The network also operates irsdepreciationrules.com as the reference-layer catalog for the underlying rules.
Network sister sites
- · costsegsmart.com — the parent brand. Single-property STR, SFR, small-multifamily (5–24 units), and individual investors.
- · commercialcostseg.com — office, retail, restaurant, industrial, hospitality, self-storage.
- · irsdepreciationrules.com — reference catalog for IRC §168, §469, Rev. Proc. 87-56, Pub 5653.
- · costsegregationreviews.com — independent provider comparisons and reviews.
- · costsegregationpricing.com — pricing reference and benchmark.
Editorial standards
Content on this site is published by the Cost Seg Smart Editorial Team and reviewed against primary sources. Where state-level rules diverge from federal (e.g., California decoupling from §168(k)), we flag the divergence explicitly and recommend verification with a state-licensed tax advisor. Where pricing or modeled outcomes are quoted, they reflect representative network data and are noted as such — actual per-deal outcomes depend on engineered analysis of the specific property.