What are the primary methods for calculating depreciation on investment properties, and how do different methods affect taxable income and cash flow?

The primary method for calculating depreciation on investment properties in the United States is the Modified Accelerated Cost Recovery System (MACRS). Under MACRS, residential rental property is depreciated over 27.5 years using the straight-line method, and non-residential property is depreciated over 39 years, also using the straight-line method. Straight-line depreciation means that the same amount of depreciation is deducted each year over the asset's useful life. Another method is component depreciation, where different components of a building (e.g., roof, HVAC system, flooring) are depreciated separately based on their individual useful lives; this can sometimes accelerate depreciation deductions. The choice of depreciation method significantly affects taxable income and cash flow. Depreciation is a non-cash expense that reduces taxable income, leading to lower income taxes. Higher depreciation deductions result in lower taxable income and lower taxes. However, because depreciation is a non-cash expense, it doesn't directly impact cash flow. While it reduces taxes payable, which indirectly increases cash flow, the cash flow from operations is not directly affected by the depreciation method chosen. Choosing a method that accelerates depreciation deductions (like component depreciation, where permissible) will lower taxable income in the early years, but it won't change the actual cash coming in or going out from the property. Accurately calculating depreciation is crucial for minimizing tax liabilities and maximizing after-tax returns on investment properties.