All 55 Property Types. Two Lanes. Zero Rejections.
Every property type is eligible for analysis. Qualifying investment properties under $1 million run through the $999 flat-fee lane; over-$1M properties, major renovations, and complex projects route to the Extended / Custom lane with a personalized quote before you commit. Ranges below are expectations, never guarantees.
The three positions describe the building only. Land is carved out first and never depreciates, so the less of the price assigned to land, the more there is to depreciate: a low land value is the aggressive land position and a high land value is the conservative one.
Residential Rentals8 types
Single-Family Rental (SFR)
$999 Flat FeeExpected reclassification range
15%–28%midpoint 20%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Lot size / site work
- ▸Finish level
- ▸Pool
- ▸Detached garage
Duplex
$999 Flat FeeExpected reclassification range
18%–30%midpoint 21%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Per-unit kitchens
- ▸Shared site amenities
Triplex
$999 Flat FeeExpected reclassification range
18%–30%midpoint 21%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Per-unit kitchens
- ▸Shared site amenities
Four-Family
$999 Flat FeeExpected reclassification range
18%–30%midpoint 21%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Per-unit kitchens
- ▸Shared site amenities
Townhouse Rental
$999 Flat FeeExpected reclassification range
15%–28%midpoint 20%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Finish level
- ▸HOA-owned site portions
Condominium Rental
$999 Flat FeeExpected reclassification range
13%–33%midpoint 17%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Interior finish
- ▸CC&Rs (ownership boundary)
Airbnb / Short-Term Rental
$999 Flat FeeExpected reclassification range
25%–40%midpoint 30%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Furnishings value
- ▸Hot tub / deck
- ▸Average guest stay (≤7 days ⇒ 39-yr)
Vacation Rental
$999 Flat FeeExpected reclassification range
25%–40%midpoint 30%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Furnishings value
- ▸Average guest stay (≤7 days ⇒ 39-yr)
Small Commercial5 types
Small Office Building
$999 Flat FeeExpected reclassification range
18%–28%midpoint 24%
of building basis excluding land · 39-year base life
What moves your number
- ▸Stories
- ▸Parking ratio
- ▸Finish level
Small Retail Building
$999 Flat FeeExpected reclassification range
22%–40%midpoint 30%
of building basis excluding land · 39-year base life
What moves your number
- ▸Parking field size
- ▸Pylon signage
- ▸Tenant finish
Strip Center (small)
$999 Flat FeeExpected reclassification range
22%–40%midpoint 30%
of building basis excluding land · 39-year base life
What moves your number
- ▸Parking field size
- ▸Signage
- ▸Tenant mix
Warehouse (simple)
$999 Flat FeeExpected reclassification range
12%–20%midpoint 16%
of building basis excluding land · 39-year base life
What moves your number
- ▸Yard acreage
- ▸Dock count
- ▸Clean shell vs improved
Mixed-Use Building
$999 Flat FeeExpected reclassification range
22%–34%midpoint 26%
of building basis excluding land · 39-year base life
What moves your number
- ▸% residential gross rent (80% test ⇒ 27.5 vs 39)
Furnished Properties3 types
Furnished Airbnb
$999 Flat FeeExpected reclassification range
25%–40%midpoint 30%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Furniture & appliance value (separately classified, 5-yr)
- ▸Average guest stay (≤7 days ⇒ 39-yr)
Furnished Executive Rental
$999 Flat FeeExpected reclassification range
20%–35%midpoint 25%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Furniture & appliance value (separately classified, 5-yr)
Furnished Vacation Rental
$999 Flat FeeExpected reclassification range
25%–40%midpoint 30%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Furniture & appliance value (separately classified, 5-yr)
- ▸Average guest stay (≤7 days ⇒ 39-yr)
Extended — Residential7 types
Small Apartment (5-20 Units)
Extended / CustomExpected reclassification range
17%–30%midpoint 23%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Clubhouse/pool
- ▸Parking acreage
Large Apartment Complex
Extended / CustomExpected reclassification range
17%–30%midpoint 23%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Stories
- ▸Clubhouse/pool
- ▸Parking acreage
Luxury Apartments
Extended / CustomExpected reclassification range
17%–30%midpoint 25%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Finish level
- ▸Amenity package
Student Housing
Extended / CustomExpected reclassification range
20%–42%midpoint 32%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Furnishings
- ▸Unit density
Assisted Living Facility
Extended / CustomExpected reclassification range
20%–40%midpoint 28%
of building basis excluding land · 39-year base life
What moves your number
- ▸Nurse-call systems
- ▸Commercial kitchen
- ▸Grounds
Senior Housing
Extended / CustomExpected reclassification range
20%–40%midpoint 28%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Common areas
- ▸Grounds
Mobile Home Park
Extended / CustomExpected reclassification range
40%–80%midpoint 60%
of building basis excluding land · 27.5-year base life
What moves your number
- ▸Pads/roads/utility distribution (15-yr dominant)
Extended — Commercial24 types
General Office
Extended / CustomExpected reclassification range
18%–28%midpoint 24%
of building basis excluding land · 39-year base life
What moves your number
- ▸Height
- ▸Parking ratio
- ▸Finish
Medical Office
Extended / CustomExpected reclassification range
24%–40%midpoint 31%
of building basis excluding land · 39-year base life
What moves your number
- ▸Operatory count
- ▸Med-gas
- ▸X-ray shielding
- ▸Casework
Corporate Headquarters
Extended / CustomExpected reclassification range
18%–28%midpoint 25%
of building basis excluding land · 39-year base life
What moves your number
- ▸Finish level
- ▸Campus site work
Retail Strip Center
Extended / CustomExpected reclassification range
22%–40%midpoint 30%
of building basis excluding land · 39-year base life
What moves your number
- ▸Parking field
- ▸Signage
- ▸Tenant finish
Shopping Mall
Extended / CustomExpected reclassification range
22%–40%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Common-area finish
- ▸Parking structures
Restaurant (Full Service)
Extended / CustomExpected reclassification range
24%–42%midpoint 30%
of building basis excluding land · 39-year base life
What moves your number
- ▸Kitchen build-out
- ▸Bar
- ▸Décor millwork
- ▸Patio
Fast Food (QSR)
Extended / CustomExpected reclassification range
25%–44%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Kitchen density
- ▸Drive-thru (15-yr)
- ▸Patio
Hotel
Extended / CustomExpected reclassification range
25%–40%midpoint 30%
of building basis excluding land · 39-year base life
What moves your number
- ▸F&B outlets
- ▸Pool/spa
- ▸Conference space
- ▸FF&E volume
Motel
Extended / CustomExpected reclassification range
20%–34%midpoint 25%
of building basis excluding land · 39-year base life
What moves your number
- ▸Amenity count
- ▸Site paving
Resort
Extended / CustomExpected reclassification range
25%–40%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Amenity acreage
- ▸F&B
- ▸Recreation assets
Self Storage
Extended / CustomExpected reclassification range
22%–42%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Drive-up vs climate-controlled multi-story
- ▸Paving share
- ▸Security systems
Auto Dealership
Extended / CustomExpected reclassification range
28%–48%midpoint 35%
of building basis excluding land · 39-year base life
What moves your number
- ▸Display-lot acreage
- ▸Service bays
- ▸Showroom finish
Bank Branch
Extended / CustomExpected reclassification range
18%–32%midpoint 25%
of building basis excluding land · 39-year base life
What moves your number
- ▸Vault
- ▸Drive-thru canopy
- ▸Teller lines
Car Wash
Extended / CustomExpected reclassification range
65%–100%midpoint 85%
of building basis excluding land · 39-year base life
What moves your number
- ▸Express tunnel vs full-serve
- ▸Specialized paving/drainage
Gas Station / C-Store
Extended / CustomExpected reclassification range
70%–100%midpoint 90%
of building basis excluding land · 39-year base life
What moves your number
- ▸RMFO test: ≥50% fuel revenue OR ≥50% floor space OR ≤1,400 sqft ⇒ entire building 15-yr
Veterinary Facility
Extended / CustomExpected reclassification range
22%–45%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Exam rooms
- ▸Kennels
- ▸Special plumbing
Manufacturing Facility
Extended / CustomExpected reclassification range
20%–50%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Process power/piping/foundations
- ▸§168(n) QPP screen (shell may qualify)
Food Processing
Extended / CustomExpected reclassification range
25%–60%midpoint 40%
of building basis excluding land · 39-year base life
What moves your number
- ▸Process refrigeration
- ▸Special sanitation systems
- ▸§168(n) screen
Cold Storage
Extended / CustomExpected reclassification range
30%–65%midpoint 45%
of building basis excluding land · 39-year base life
What moves your number
- ▸Refrigeration systems
- ▸Insulated envelope
Laboratory / R&D Facility
Extended / CustomExpected reclassification range
25%–50%midpoint 35%
of building basis excluding land · 39-year base life
What moves your number
- ▸Specialty MEP density
- ▸Clean rooms
Distribution Center
Extended / CustomExpected reclassification range
12%–30%midpoint 22%
of building basis excluding land · 39-year base life
What moves your number
- ▸Dock equipment
- ▸Truck courts
- ▸Yard paving
Warehouse
Extended / CustomExpected reclassification range
12%–20%midpoint 16%
of building basis excluding land · 39-year base life
What moves your number
- ▸Yard acreage
- ▸Dock count vs clean shell
Flex Industrial
Extended / CustomExpected reclassification range
15%–35%midpoint 25%
of building basis excluding land · 39-year base life
What moves your number
- ▸Office build-out share
- ▸Site work
Industrial Shell Building
Extended / CustomExpected reclassification range
8%–25%midpoint 15%
of building basis excluding land · 39-year base life
What moves your number
- ▸Unfinished shell (minimal short-life assets)
Extended — Specialty8 types
Nursing Home
Extended / CustomExpected reclassification range
20%–40%midpoint 28%
of building basis excluding land · 39-year base life
What moves your number
- ▸Med-gas / nurse-call
- ▸Commercial kitchen
Hospital
Extended / CustomExpected reclassification range
20%–45%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Specialty MEP density
- ▸Medical equipment electrical
RV Park
Extended / CustomExpected reclassification range
32%–60%midpoint 42%
of building basis excluding land · 39-year base life
What moves your number
- ▸Hookups
- ▸Pads
- ▸Bathhouse
Daycare
Extended / CustomExpected reclassification range
22%–38%midpoint 27%
of building basis excluding land · 39-year base life
What moves your number
- ▸Playgrounds (15-yr)
- ▸Kitchen
- ▸Kid-scale fixtures
Grocery / Supermarket
Extended / CustomExpected reclassification range
25%–40%midpoint 32%
of building basis excluding land · 39-year base life
What moves your number
- ▸Refrigeration/coolers
- ▸Casework
Funeral Home
Extended / CustomExpected reclassification range
25%–38%midpoint 30%
of building basis excluding land · 39-year base life
What moves your number
- ▸Chapel
- ▸Prep-room plumbing
- ▸Grounds
Golf Course
Extended / CustomExpected reclassification range
50%–87%midpoint 65%
of building basis excluding land · 39-year base life
What moves your number
- ▸Modern greens (Rev. Rul. 2001-60 ⇒ 15-yr)
- ▸Irrigation
- ▸Cart paths
- ▸Clubhouse share
Agricultural
Extended / CustomExpected reclassification range
20%–60%midpoint 35%
of building basis excluding land · 39-year base life
What moves your number
- ▸Single-purpose ag structures (10-yr)
- ▸Barns (20-yr)
- ▸Ag fences (7-yr)
- ▸Drain tile (15-yr)
Don't see your exact situation?
Start anyway — the wizard routes every property to the right lane. Nothing gets rejected.