The REPS Savings Estimator

What is your household leaving on the table this year?

Four numbers. Three minutes. An honest estimate of the deduction your household could be leaving unclaimed, and which path is open to you.

Most doctors overpay their taxes for one reason. Nobody ever showed them that the tax code is a list of incentives, not a list of penalties.

Depreciation is one of those incentives. Buy a rental, and the code lets you write down the building over time, on paper, even while it cashflows and climbs in value. Do a cost-segregation study and take bonus depreciation up front, and that write-down can land in year one instead of being spread across three decades.

The catch is who gets to use the loss against a physician's W-2 income. That is the whole game, and it comes down to hours and property type. Put your numbers in below and we will show you the size of the deduction and the door that is open to your household.

Run your estimate

Household W-2 income (yours plus your spouse's clinical income) Spouse work status Target property purchase price Property type

How this estimate works

No black box. Every assumption behind the number sits below, and every one is a starting point your CPA and a cost-segregation study will sharpen.

Step	Assumption
Building value	About 80% of the purchase price. Land does not depreciate, so we set it aside. VERIFY split with CPA
Accelerated portion	About 25% of the building value gets reclassified into shorter-life assets by a cost-segregation study. VERIFY 25% with cost-seg study
Bonus depreciation	100% of that accelerated portion is deductible in year one for 2026 acquisitions, under the post-2025 tax law. VERIFY 100% for 2026
First-year paper loss	Purchase price × 0.80 × 0.25. That is the deduction this estimate hands you.
Marginal rate	Approximated from married-filing-jointly-style brackets: 35% at $487k+, 32% at $384k+, 24% at $202k+, 22% at $95k+, otherwise 12%. VERIFY bracket table with CPA
Estimated tax savings	Paper loss × your marginal rate.

Illustrative only. Real numbers depend on your actual bracket, state taxes, the cost-seg study on your specific property, financing, and whether your household clears the participation tests. This tool exists to show you the size of the opportunity, not to file your return.

Get your number, plus the methodology

Want this estimate and the full breakdown as a PDF you can hand to your CPA? Drop your email and we will send it over, along with the question worth asking them: "Can we run a cost-segregation study on a rental this year?"

WIRING TBD — this capture form is a mock for review. It is not connected to any list, CRM, or PDF generator yet.

Whenever you're ready, 3 ways we can help

Curious what real estate could do to your tax bill? Run the REPS Savings Estimator. You're already here.
Not sure where you'd fit this into an already-full life? Take the Make Medicine Optional quiz and see your fastest path. Take the quiz → VERIFY existing quiz URL
Want to talk it through with a real person? Reply "TALK" to any of our emails and someone on our team (a real one, not a bot) will reach out.

Semi-Retired MD provides education, not tax, legal, or investment advice. Real estate carries risk, work, and the occasional broken toilet. Run everything here past your own licensed professionals. Draft prepared 2026-07-06 for internal review; all numbers marked VERIFY must be confirmed before publication.