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Depreciation Schedule Calculator

Build a year-by-year depreciation schedule for residential rental (27.5 years) or commercial real estate (39 years). See annual depreciation, cumulative total, remaining basis, and tax savings each year.

Property cost

Land value

Property type

Years to show

Marginal tax rate

Annual depreciation

$13,091

straight-line / 27.5 years

Annual tax savings

$4,189

at 32% marginal

Depreciable basis

$360,000

cost − land

Year-by-year schedule

Year	Depreciation	Cumulative	Remaining basis	Tax savings
1	$13,091	$13,091	$346,909	$4,189
2	$13,091	$26,182	$333,818	$4,189
3	$13,091	$39,273	$320,727	$4,189
4	$13,091	$52,364	$307,636	$4,189
5	$13,091	$65,455	$294,545	$4,189
6	$13,091	$78,545	$281,455	$4,189
7	$13,091	$91,636	$268,364	$4,189
8	$13,091	$104,727	$255,273	$4,189
9	$13,091	$117,818	$242,182	$4,189
10	$13,091	$130,909	$229,091	$4,189

Editorial noteMaintained by EveryCalc - Reviewed June 2026

EveryCalc calculators are designed for fast, practical estimates with transparent inputs and no required account. We use plain formulas, visible assumptions, and related tools so visitors can check the result from more than one angle.

Results are informational only. For financial, tax, legal, medical, construction, or other high-impact decisions, verify the output against primary sources or a qualified professional.

Learn more about our review process on the EveryCalc methodology page.

How this calculator works

What this page estimates

This Depreciation Schedule Calculator is built to give a quick, browser-based estimate for depreciation schedule. Build a year-by-year depreciation schedule for residential rental (27.5 years) or commercial real estate (39 years). See annual depreciation, cumulative total, remaining basis, and tax savings each year. The inputs stay on the page during normal use, and the result should be treated as an estimate for planning, comparison, or education rather than professional advice.

Calculation approach

The calculator applies the standard relationship implied by the inputs, then formats the answer so it can be checked and reused. For finance tools, the most important step is using consistent units, rates, time periods, and assumptions before comparing the result with another calculator or outside quote.

Example workflow

For example, start with a realistic value you already know, change one input at a time, and watch how the answer moves. That makes it easier to tell whether the result is being driven by the main amount, the rate, the time period, or a unit conversion.

Practical checks

Use current, real-world numbers when the result affects money, health, tax, or legal decisions.
Run a low, base, and high case when the inputs are estimates.
Check the related calculators below when the next decision depends on a different assumption.

How to interpret the depreciation schedule result

Best use

Use the result as a planning number for comparing payments, rates, returns, tax reserves, or cash-flow choices before you request a quote or make a commitment.

Cross-check

Compare the answer with the contract, lender estimate, tax form, brokerage statement, payroll record, or invoice that will control the real-world outcome.

Watch for

Do not rely on a single optimistic rate, return, or fee assumption. Money pages work best when you run low, base, and high cases and keep professional advice separate from the estimate.

This page belongs to the Finance calculator library, so the answer should be read in the context of the decision you are modeling rather than as a universal rule.

Before relying on this depreciation schedule estimate

Most calculator mistakes come from the inputs, not the arithmetic. Use this short audit before you reuse the answer in a spreadsheet, quote, application, or important conversation.

Confirm source numbers

Match balances, rates, fees, taxes, income, and payment dates against the lender quote, payroll record, tax form, statement, invoice, or contract.

Separate cash flow from total cost

A lower monthly payment can still cost more over time if fees, interest, taxes, or a longer term are hidden in the structure.

Run conservative cases

Test at least one higher-cost or lower-return case before using the output for a purchase, refinance, investment, loan, or tax decision.

Rerun this page when the rate, price, term, fee, tax rule, income, expense, or expected holding period changes.

How to Use

Enter property cost and the land value (land doesn't depreciate).
Pick property type — residential rental uses 27.5-year, commercial uses 39-year straight line.
Enter your marginal tax rate to compute annual tax savings.
Set how many years of schedule to display.

Frequently Asked Questions

Why doesn't land depreciate?

Tax law treats land as having indefinite useful life — it doesn't wear out. Only the building and certain improvements depreciate. Allocate carefully; over-allocating to land understates your depreciation.

How do I split between land and building?

Use the property tax assessment ratio (assessed land / assessed total × purchase price) as a defensible starting point. Or use a qualified appraiser. Replacement cost analysis is another method. Don't just guess — the IRS will challenge weak allocations.

Can I switch to bonus depreciation or cost segregation?

Bonus depreciation doesn't apply to the building itself, but cost segregation can identify shorter-life components (5-year personal property, 15-year land improvements) that do qualify for bonus.

What happens when I sell?

All depreciation taken (or that should have been taken) gets recaptured at up to 25% federal. Use the depreciation recapture calculator to size it. A 1031 exchange defers both recapture and capital gains.