Cost segregation is a tax deferral strategy that enhances near-term cash flow by accelerating the depreciation of real property. The study involves reclassifying assets into 5, 7, or 15-year lives, frontloading depreciation into the early years of an asset’s useful life. Bonus depreciation is a tax incentive that allows you to deduct a large portion of an asset’s value in the first year it is placed in service, further enhancing the benefits of cost segregation.