Investment Real Estate · Austin, Texas
Cost Segregation Study Austin
Cost Segregation Study Austin — Adrian Salas leads the investment division at Austin Marketing + Development Group and buys, sells and analyzes Austin income property every week. Accelerated depreciation can reshape the after-tax return on an Austin rental.
10+ Years
Advising Austin buyers, sellers and investors.
Partner & REALTOR®
Austin Marketing + Development Group, LLC.
Investment Division
Institutional funds to individual investors.
Austin Native
Raised in central Austin, works the whole metro.
How the deal gets underwritten
A cost segregation study breaks a building into components with 5, 7 and 15-year depreciation lives instead of a single 27.5 or 39-year schedule, pulling deductions forward into your early ownership years.
Every property is modeled before you tour it: purchase price, realistic rent from closed comps rather than listing asks, vacancy, management, maintenance reserve, Travis County taxes at the reassessed value, insurance, and debt service. If the return does not hold up, Adrian tells you to pass.
Austin-specific numbers that decide returns
It generally makes sense when the building basis is roughly $500,000 or more, you plan to hold several years, and you or your spouse can actually use the passive losses. Adrian connects you with the engineers and CPAs who run it, and factors the result into which property you buy.
Property tax reassessment after purchase is the single most common modeling mistake in Austin. Sellers advertise their capped tax bill; you will be taxed on what you paid. Adrian re-runs the projection at the post-sale assessed value so the cash flow you underwrite is the cash flow you get.
Working with Adrian on investment property
Austin native, Partner and REALTOR®, and lead advisor in the firm's investment division — with a network of lenders who do DSCR and portfolio loans, 1031 qualified intermediaries, cost segregation engineers, CPAs, property managers, short-term-rental operators and contractors.
You get off-market and pre-market deal flow, honest rent projections, and negotiation from someone who owns and manages Austin property. Call or text 512-589-2677.
Buy
Off-market access, inspection strategy and negotiation on every offer.
Sell
Pricing, prep, photography and a marketing launch built for maximum exposure.
Lease
Landlord and tenant representation, plus full management through Driven.
Invest
Rental math, value-add underwriting and development site analysis.
Common questions
What returns are realistic on Austin investment property right now?
Long-term rentals in central Austin typically pencil at modest cash-on-cash with appreciation as the main driver, while suburban small multifamily and well-run short-term rentals can cash flow harder. Adrian models each deal on actual comps instead of quoting a citywide number.
Can Adrian help with a 1031 exchange?
Yes. He coordinates with a qualified intermediary before your sale closes, tracks the 45-day identification and 180-day closing deadlines, and lines up replacement property in advance so the timeline does not force a bad buy.
Do short-term rentals still work in Austin?
In the right property and license type, yes — but Austin's STR licensing rules and HOA restrictions disqualify many listings. Adrian checks licensing viability and realistic ADR and occupancy before you write an offer.
Is a cost segregation study worth it on an Austin rental?
Usually when the building basis is roughly $500,000 or more and you can use the deduction. A study reclassifies components into 5, 7 and 15-year lives to accelerate depreciation. Adrian introduces you to engineers and CPAs who run the numbers before you commit.