The door for somebody whose problem is not finding a house — it is a tax bill. 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. Most of this is already written and already live on the old site. This door gathers it, and puts the calculator that is missing at the end.
Before anybody sells anybody anything, the honest starting point: what the tax bill actually is, and which part of it Florida already solved.
What this property is assessed at, what is billed, and how far the assessed value has drifted below what it would sell for.
https://neumangroupre.com/tax-snapshot.htmlNo state income tax — and what that is and is not worth once the property-tax bill is back in the picture.
https://neumangroupre.com/why-florida.htmlThe number most investors get wrong is the reset. A homestead is capped at 3% a year under Save Our Homes; a non-homestead at 10%. Both caps die the year after a sale — the assessment jumps to full market value and the new owner inherits a tax bill nothing like the one on the listing sheet. Our own tools already reset taxes at your price. The writing should say it in one sentence too.
The main event. Break the building into its parts, depreciate the short-lived ones fast, and pull deductions forward into the years they are worth the most.
What it is, who it is for, what a study costs and roughly what it gives back — without the seminar tone.
https://neumangroupre.com/cost-segregation.htmlThe risk stated up front instead of buried: what a defensible study looks like, and what gets a deduction thrown out.
https://neumangroupre.com/cost-segregation-audit-risk.htmlOne buyer, one building, the study, the schedule, and what actually landed on the return.
https://neumangroupre.com/cost-segregation-todd.htmlThe same arithmetic, driven by our own county data for a property the visitor names, instead of an illustration.
Recapture is the other half of this story and none of the three pages carries it: the deductions taken early come back as income when the building sells, unless it rolls into a 1031. A page that shows the shelter without the bill at the end is telling half the truth.
The four calculators. This is the group that sells — and the group most likely to be quoted back at us.
Working backwards from the tax owed to the shelter needed.
https://neumangroupre.com/your-path.htmlThe same walk, driven by the visitor’s own income and bracket rather than an example.
https://neumangroupre.com/tax-walk.htmlThe one that turns a tax problem into a shopping list: the purchase size that produces the deduction needed.
https://neumangroupre.com/tax-target.htmlTen years of it, so somebody can see the deduction taper instead of assuming year one repeats.
https://neumangroupre.com/tax-plan.htmlThese four are the strongest lead magnet on the whole site, and the only pages on it that could get us in real trouble. Two changes before they ship: the qualifying test comes before the shelter number, and ‘what should you buy’ has to end by handing over actual listings at that price. A number with no next step is a dead end.
Your ask: stop showing people what a building is worth, and start showing them what they would have to pay for it to hit the return they need. The appraisal, run backwards.
Type the return you need — cap rate, cash-on-cash, or a ten-year IRR — and it works back from the rent roll to the highest price that still hits it. Then it says how far that price is from the ask.
The report the engine already produces, with the inputs unlocked — your rent, your vacancy, your loan, your hold period. It reprints with your numbers beside ours and marks every line where the two disagree.
The closest thing we own today: two caps on every income deal — at the ask as-is, and after the old tricks — plus a make-it-work price.
/ng_moneymakers.htmlEvery scored deal that clears the cap rate you set. Your call 2026-08-02: it gives away too much — it should hand over the top ten and page through ten at a time, not the whole table. That is a change to the tool, not to this page.
/ng_beat.htmlThe arithmetic here is easier than it looks and should be solved, not guessed at with a slider. Hold the income fixed and the price is just NOI divided by the return you want — one line. It only gets hard once a loan is involved, because then the answer moves with the rate and the money down; the honest version draws the whole curve instead of printing one confident number.
Because this door only pays off on buildings that throw off income — and those are valued in a completely different way from a house.
One to four units trade on what similar homes sold for. Five and up trade on what the building earns. Same street, different question, and the answers are nothing alike.
Sales-comp grid for one to four units, income approach for five and up, every source cited with county deep links.
/ng_appraisal.htmlBeing rebuilt right now — the page is a notice, not a map. When it is back: every income property shaded by the yield it throws off, with the cap rate backed by reported income rather than an estimate.
/ng_deal-map.htmlCash versus loan, the tax schedule, a refinance and a real IRR — with and without the cost-segregation study.
https://remined.letaibuildit.com/projection.htmlDoor count decides which approach runs — not the MLS property type. We already shipped that bug once: the same building came back at $300k on sales comps and $1.6M on income, because the unit count and the floor area were describing two different properties. Whatever this door shows has to read the door count off the record.
Dan, 2026-08-02: “your partner becomes a real estate professional, we can help them audit their time.” This is the group that answers the objection the rest of the door creates.
One person, both tests, same year: more than 750 hours of real property work, and more than half of all their working hours. Spouses cannot combine. Which is why it is the partner.
/taxes/cost-segregationYour partner says what they did; it dates it, times it, ties it to a property and rules it in or out against the two lists. Keeps one person’s log alone. Warns when the week is behind pace. Argues with entries that would not survive being asked about.
A two-minute check before anybody buys anything: whose hours, against what other job, and is the pace realistic from here to December.
This is the strongest idea on the door and the one with the most exposure. Our own audit-risk page says the IRS challenges this status hardest for people with demanding careers — so a log we build that gets somebody through an audit is worth a great deal, and one that flatters them into logging hours that do not count is worth less than nothing. Two calls for you: does this stay a client-only tool, and are we willing to say out loud on a public page that we tell people when they do not qualify.
The exit. Everything above pulls deductions forward, which means the bill is waiting at the sale unless it gets rolled or deferred.
One transaction told as the seller hears it and as the buyer hears it — the clearest thing we have written.
https://neumangroupre.com/the-flip.htmlWhat the zones actually do to a gain, and the holding periods that decide whether it was worth it.
https://neumangroupre.com/oz.htmlThe exchange itself: the clock, the identification rules, the intermediary, and what disqualifies one. We have no page for this, and it is the single most-asked question in this group.
Investor Projection already speaks to 1031 buyers and there is no 1031 page to send them to. That is the biggest single hole in this door.
Asked in the session, answered in the session — written here so the answers do not vanish with the chat.
Two different caps. A homesteaded house can only be assessed 3% higher each year (Save Our Homes), no matter what the market did. Everything else — rentals, second homes, commercial — is capped at 10% a year. Both caps die with a sale. The year after you buy, the property appraiser resets the assessment to full market value — their read of what it is worth, with your purchase price as the loudest evidence — and the cap starts counting again from there. So the seller’s tax bill on the listing sheet tells a buyer almost nothing; our tools already reset the taxes at the buyer’s price for exactly this reason. Your order — advertise homestead (and portability) on both the Buy and Sell doors with the details for each side — is on the build list.
The $500k-income, $1.8M-apartment example from your screenshot: knock 20% off for land, write off 28% of the building in year one as short-life property, depreciate the rest over 27.5 years. A New York buyer’s bill drops from about 36% of income to about 12% — roughly $120k kept in year one. Labels changed as you asked: “Annual income” and “Purchase of the property”, and this calculator now leads the cost-segregation page. Three honest gaps it still has, so we do not oversell: most high-salary W-2 buyers cannot use the loss without real-estate-professional status or the short-term-rental route; the bonus percentage is set by Congress and hardcoded by us; and it shows the shelter, never the recapture bill at the sale.
Your “top 10, don’t give them too much” is now how the tool actually behaves: it renders the strongest ten, says “Showing the top 10 of …”, and pages ten at a time. Re-sorting resets to the new top ten. Verified in a real browser and pulled through to the Prestige copy.
Rev. Proc. 2005-14: one sale can use both, in this order — the §121 exclusion first, then a §1031 exchange on what is left. The pair works because they cover different money: §121 wipes up to $500k (married) of appreciation but never the gain from depreciation you took; §1031 picks up exactly that recapture. The exit page also now says plainly you do not have to buy bigger — buy smaller and pay tax on the difference, or split one property into several.
We partner with a study firm whose price includes audit defense — if the math is challenged, they stand up for it. And we build the hours logger so a client claiming real-estate-professional status has a defensible record of every call, email and site visit. The boundary, drawn in the product: we organise the evidence; whether somebody qualifies is their accountant’s call, and the logger refuses to count hours that do not count.
Written down rather than discovered later.
A screen that says “you would shelter $184,000” reads as advice whether we call it that or not. Every calculator in this door needs one plain line saying what it is and is not — above the number, not in a footnote. That wording needs your sign-off before this door goes public.
The real cost-segregation arithmetic lives inside Investor Projection (projection.py): the five- and fifteen-year splits, a bonus percentage, a $6,000 default study fee, and a side-by-side against not doing it at all. The public cost-segregation pages retell that story in words instead of calling that engine. Two truths — and the first time one moves, the other goes quietly wrong.
A high-salary buyer usually cannot use the loss the year it is created — not without real-estate-professional status or the short-term-rental route. If the calculator shows the big shelter number first and the qualifying test second, we have oversold, and the person who hears it from their accountant in April will remember where they read it.
Your call, 2026-08-02: the current rate holds under this administration, so the pages stay as they are and we change them when the law changes. Written down here so it reads as a decision rather than something we missed. What still has to happen when it moves: it becomes one setting the whole site reads, with the year it applies to printed beside it — not a number hunted down in eleven pages under time pressure.
This is the point of drawing a section before building it: the plan named what had to come over, and then it came over. tax-snapshot, tax-target, tax-plan, tax-walk, pay-less-taxes, your-path, cost-segregation, cost-segregation-audit-risk, cost-segregation-todd, the-flip, oz and why-florida all serve from this site now, and each was re-checked signed out by the title it actually serves — not by its status code, because a 200 here has meant a sign-in page before. The originals on neumangroupre.com are untouched and still serving.
Nothing we own runs the appraisal backwards from a target return. The closest two are Money Makers, which prints a make-it-work price, and Beat This Deal, which filters against a hurdle rate. Neither lets somebody type “I need eight percent” and get a price back.
Building the record is ours to do. Deciding whether somebody qualifies is their accountant’s. The line between ‘here is your evidence, organised’ and ‘you qualify’ has to be drawn in the product itself, not left to how a salesperson describes it — and it should refuse to count the hours that do not count even when the person logging them wants it to.
2026-08-02: “we are not giving away to people where we got our info from — get rid of anything that talks about that. If somebody has a problem they can ask me.” Chain of Custody is off the inventory and the research plan no longer promises a lineage page. What survives is the part that costs us nothing to show: county coverage, and the audit of our own misses — being right, without saying where it came from.
Write your notes above, then press the button — it takes you straight to the next section you have not been through yet.