GDS periods: 168(c). ADS periods: 168(g)(2)(C) (30 years residential rental for property placed in service after 2017, 40 years nonresidential), 168(g)(3)(B) (QIP 20 years). ADS is required for property used predominantly outside the United States, 168(g)(1)(A).
The month placed in service drives the mid-month first-year percentage. 168(d)(2). Placed in service means ready and available for its specific use, not the closing date. Treas. Reg. 1.46-3(d).
Selects the year highlighted in the schedule and the year whose deduction and adjusted basis are reported.
Purchase price plus capitalized closing costs and improvements. 26 U.S.C. 1012; 263(a).
Land is not depreciable. 26 U.S.C. 167(a); Treas. Reg. 1.167(a)-2. Use an appraisal or the assessor ratio.
Used only for the adjusted basis line. Adjusted basis is cost less depreciation allowed or allowable. 26 U.S.C. 1016(a)(2).
QIP is not nonresidential real property, so the mid-month convention does not apply. Half-year unless more than 40% of the year's MACRS basis (excluding real property) was placed in service in the last quarter. 168(d)(1), (d)(3).
2
Bonus Depreciation - QIP Only
The election out is made by class of property for the year. 168(k)(7).
100% for property acquired and placed in service after January 19, 2025. 168(k)(1) as amended by P.L. 119-21 sec. 70301. Earlier acquisitions follow the former phase-down: 100% through 2022, then 80% (2023), 60% (2024), 40% (2025), 20% (2026), none after 2026. Rev. Proc. 2026-15, sec. 2.02.
2
Depreciation Analysis
Depreciable Basis
$0
Cost minus land
Full-Year Regular Amount
$0
Regular basis / recovery period
Year 1 Deduction
$0
Placed-in-service year
Deduction For 2026
$0
Selected tax year
Step-by-Step Calculation
Depreciation Schedule
Tax Year
Depreciation
Cumulative
Remaining Basis
Assumptions & sources
Authority: IRC §168(a)-(d) (method, recovery periods, conventions); §168(b)(3) (straight line for real property); §168(c) (27.5 and 39 years); §168(d)(2) (mid-month); §168(e)(6) (QIP); §168(g)(1), (g)(2)(C), (g)(3)(B) (ADS); §168(k)(1), (k)(2), (k)(7) as amended by P.L. 119-21 §70301 (bonus); Rev. Proc. 2026-15 sec. 2.02 (former phase-down); Pub. 946 (2025) Tables A-6, A-7a, A-8 to A-12, A-13 and A-13a; §167(a) and Treas. Reg. 1.167(a)-2 (land); §1016(a)(2) (basis adjustment). Not modeled: cost segregation, 168(n) qualified production property, 168(g)(1)(F) elections, partial dispositions, short tax years, and state conformity.
Last verified: October 29, 2026. None of the amounts in this calculator are inflation-indexed, so no figure is projected; results for 2027-2030 assume current law is unchanged. Verify against the Pub. 946 tables and current law before relying on any year.
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