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Has anyone actually calculated the annual costs of maintaining an LLC vs S-Corp for rentals? My CPA charges: - $800 for LLC tax return - $1,200 for S-Corp tax return plus - $600 for payroll if S-Corp Plus NY has that stupid LLC publication requirement that costs around $1,000 depending on which county your property is in! I'm wondering if the liability protection is even worth all these extra costs for a single duplex?
The cost analysis is really important and often overlooked! For NY specifically, you're also dealing with the LLC publication requirement which can be brutal - I paid almost $1,200 for mine in Nassau County. But here's the thing - you don't need an LLC to cost $800+ annually. If you keep it as a single-member disregarded entity, there's no separate tax return at all. The rental income just flows through to your Schedule E on your personal return. Your CPA is probably quoting you the price for a multi-member LLC taxed as a partnership, which does require Form 1065. For liability protection on a single duplex, consider whether adequate landlord insurance plus an umbrella policy might give you similar protection at a fraction of the cost. Many investors find that $1-2M in umbrella coverage costs under $300/year and covers most realistic liability scenarios. That said, if you're planning to grow your portfolio, the LLC makes more sense as a long-term strategy. Just make sure you're not paying for unnecessary tax filings!
Let me walk you through what's happening with your transcript. First, code 150 shows your tax liability - the amount of tax calculated on your income. Second, this is completely normal and doesn't mean money is being taken from your refund. Third, your boyfriend showing $0 means his deductions and credits reduced his tax liability to zero. Fourth, to calculate your expected refund, find code 806 (withholding) and any credit codes (like 766). Fifth, subtract your code 150 amount from those combined amounts. That's your expected refund. Don't worry - this is all part of the normal process.
Hey Maya! I totally understand the panic - tax transcripts can be super confusing at first glance. Code 150 is actually showing your calculated tax liability (what you owe in taxes), not an amount being deducted from your refund. Think of it like this: if you bought something for $1600 but had store credit and gift cards to cover it, the $1600 is still the "price" even though you might not pay anything out of pocket. Your boyfriend's $0.00 likely means his deductions, credits, or filing status brought his tax liability down to zero. To see your actual refund amount, look for codes like 806 (tax withholding from your paychecks) and 766 (refundable credits). Your refund would be those amounts minus the $1600 code 150. So if you had $2200 withheld (code 806), you'd get a $600 refund. Hope this helps ease your worry!
If all else fails and your payment does get rejected, don't forget you can always make an immediate payment through IRS Direct Pay on their website. That way you minimize any potential penalties. Just go to https://www.irs.gov/payments/direct-pay and you can make a one-time payment from your checking account (with the correct number!) right away.
I went through something similar a few months ago and can share what worked for me. The key is acting fast since you still have time before the payment processes. First, definitely call your credit union tomorrow morning like Michael suggested - since both accounts are there, they might be able to redirect the payment internally. That's honestly your best bet for a quick fix. If that doesn't work, you have two main backup options: 1. Try calling the IRS at 888-353-4537 (this is specifically for the Electronic Federal Tax Payment System). I found this number gets you through faster than the general 800 number everyone calls. 2. If you can't get through to the IRS by phone, you can also send a written request to cancel the payment. Send it certified mail to: Internal Revenue Service, Stop 5735, Kansas City, MO 64999. Include your SSN, tax year, payment amount, scheduled date, and explain the account number error. The good news is that even if the payment gets rejected, you won't face immediate penalties as long as you make the corrected payment within about 10 days of getting the rejection notice. But definitely try the credit union route first since that's your easiest solution! Keep us posted on how it goes - this info could help other people in similar situations.
Thanks everyone for the incredibly helpful advice! I'm going to look into both taxr.ai and potentially using Claimyr to confirm my specific situation with the IRS. I hadn't considered the expiring tax provisions after 2025 either, so that's another factor to weigh. I think I'll scale back my planned conversion amount this year to avoid the worst of these tax interactions, but still do a small conversion to chip away at future RMDs. The suggestions about timing conversions with charitable giving or higher deduction years make a lot of sense too. This has been eye-opening - clearly the standard advice to "fill up your bracket" is way too simplistic for many situations like mine. I'll definitely be running more detailed projections before making any moves.
Great analysis! You've perfectly illustrated why cookie-cutter tax advice can be so dangerous. I'm a tax preparer and I see this all the time - clients come in having followed generic "fill your bracket" advice without understanding these cascading effects. One additional consideration for your situation: if you're still working and have access to a 401(k), you might want to maximize pre-tax contributions there first before doing any Roth conversions. This could lower your AGI enough to keep more of your qualified dividends in the 0% bracket, making future conversions more tax-efficient. Also, don't forget about the Medicare premium implications (IRMAA) if your modified AGI gets too high. Those can add another layer of "stealth taxes" that make conversions even more expensive than they appear on paper. The tax code has so many interconnections that proper planning really requires modeling your entire tax picture, not just looking at marginal brackets in isolation.
Lilly Curtis
Has anyone noticed discrepancies between what tax software calculates for QBI and what shows up on their transcript? My H&R Block software showed about $1,800 for this deduction but my transcript shows almost $2,400. Is that normal or should I be concerned?
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Leo Simmons
ā¢I've seen this happen! Sometimes the IRS recalculates based on their own interpretation of the tax code. As long as it's in your favor (higher deduction = lower taxes), I wouldn't worry about it. If you're really concerned, you could run an amended return through your software to see if there's a difference in how you entered something.
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Aileen Rodriguez
I went through something very similar! The F8995 line on your transcript is actually showing that the IRS automatically calculated and applied your Qualified Business Income deduction - this is a good thing, not something you missed. Since you mentioned you included your K-1 from the partnership, that's exactly what triggered this deduction. The QBI deduction allows you to deduct up to 20% of your qualified business income from pass-through entities like partnerships, S-corps, sole proprietorships, etc. TurboTax should have handled this calculation behind the scenes when you entered your K-1 information. The fact that it shows up on your transcript with that dollar amount means it was properly applied to reduce your tax liability. You don't need to file an amended return - you already got the benefit of this deduction. The "COMPUTER" part just means it was calculated automatically by the IRS processing system based on the information in your return. This is totally normal and happens with many tax calculations.
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