Cost Segregation: The Tax Strategy Most Investors Still Miss
 
 This blog post has been researched, edited, and approved by John Hanning and Brian Wages. Join our newsletter below.
In this episode of SoCal Multifamily Insights, tax strategy expert Geraldine breaks down one of the most underused tools in real estate: cost segregation. 
 
 
 
Learn how one investor avoided a $100,000 tax bill and how you can increase your cash flow by front-loading depreciation—even years after purchase. Whether you’re investing in multifamily, commercial, or planning a development, cost segregation can be a game-changer.
 
2024 Tax Guide

Key Takeaways                                                                   Georgia extended the withholding election deadline from 30 days to 3 years                                                   - Businesses now have significantly more time to file                                                                        This impacts the R&D credit withholding benefit                                                   - Companies can use excess credits against payroll taxes                                                                        The change applies to all qualified research expenses                                                   - Manufacturing and tech companies benefit most                                                                        Businesses can claim                                                   10% credit                                                  on qualified R&D spending                                                   - Above the base amount calculation                                                                        Credits can offset up to                                                   50% of income tax liability                                                                - After all other credits applied                                                                        Unused credits carry forward for                                                   10 years                                                                - Creating long-term value for businesses                                                                                                              Georgia businesses conducting research and development activities just gained significant flexibility. The state extended the deadline for withholding elections from 30 days to three years.                                                                                     This change makes it easier for companies to use R&D credits against payroll taxes. Previously, businesses had to act within 30 days after filing their returns.                                                                                     Why This Change Matters for Georgia Businesses                                                      The deadline extension removes a major barrier for companies. Many businesses discovered they qualified for                                  R&D credits                                               months after filing their returns. The old 30-day rule meant they lost valuable withholding benefits.                                                                                                 The R&D credit provides substantial value:                                                                   Credit rate of 10%                                                   - Applied to qualified research expenses above base amount                                                                        Income tax offset up to 50%                                                   - After other credits are used first                                                                        Payroll withholding benefits                                                   - For excess credits not used on income tax                                                                                      Manufacturing companies see $195,000 average credits                                                                - Based on qualifying activities                                                                                                              The withholding election converts deferred income tax benefits into immediate cash flow. This helps startups and growing companies with limited tax liability.                                                                                     Companies qualify when they spend money developing new products. Activities include improving functionality and eliminating technical uncertainty.                                                                                     Who Benefits Most from This Change?                                                      Several types of businesses gain the most advantage from this extension:                                                      Primary beneficiaries include:                                                                   Manufacturing companies                                                   - Developing new processes or products                                                                        Technology firms                                                   - Creating software and improving systems                                                                        Biotech companies                                                   - Conducting research and experimentation                                                                        Engineering firms                                                   - Testing new designs and methods                                                                                                              The change helps businesses that discover R&D opportunities during audits. Tax professionals often identify qualifying activities during reviews. The three-year window allows retroactive planning.                                                                                     This flexibility creates better cash flow management for growing companies.                                                                                     How the Georgia R&D Credit Works                                                      Georgia's R&D credit mirrors the federal program with state-specific benefits. Businesses calculate credits based on increased qualified research expenses.                                                                                     The calculation process involves:                                                                   Determine base amount                                                   - Using prior three years of expenses and income                                                                        Calculate current year qualified expenses                                                   - Include wages, supplies, contractors                                                                        Apply 10% credit rate                                                   - To expenses exceeding base amount                                                                                                                File Form IT-RD                                                   - With Georgia income tax return
 




