Rental Property Manager
Track rental income, expenses, and performance for multiple properties. Calculate NOI, cap rate, cash-on-cash return, DSCR, and equity. Monitor your rent roll with due vs. paid tracking, lease expiry alerts, and a security deposit ledger. Export IRS Schedule E reports and multi-sheet .xlsx workbooks with live formulas.
Loading...
What You Get
- First-class property management — Add unlimited properties with purchase price, down payment, closing costs, rehab, current value, loan details, and depreciation basis.
- Units and rent roll — Track individual units per property with tenant name, lease start/end, monthly rent, and security deposit. See rent due vs. paid each month, flag late or unpaid tenants, and get alerts for leases expiring within 60 days.
- Correct financial math — NOI excludes mortgage principal & interest, depreciation, and capital expenditures. Cap rate, cash-on-cash, DSCR, GRM, and 1% rule are calculated per property using standard real estate definitions.
- Amortized loan tracking — Equity is calculated from current value minus the amortized loan balance at your current date, not the original loan amount. Handles 0% interest rate loans correctly.
- IRS Schedule E reports — Every expense is mapped to Schedule E lines 5-19 (advertising, auto & travel, cleaning & maintenance, commissions, insurance, legal fees, management fees, mortgage interest, other interest, repairs, supplies, taxes, utilities, depreciation, other). Per-property summaries show lines 3, 5-20, and 21 for direct use in tax filing.
- Per-property and portfolio dashboards — See gross income, operating expenses, NOI, cash flow, cap rate (on value and purchase price), cash-on-cash return, DSCR, GRM, 1% rule check, debt service, loan balance, equity, and occupancy rate.
- Multi-sheet .xlsx export — Properties, Units, Income, Expenses, Schedule E (with SUMIFS), and Dashboard sheets with live formulas, frozen headers, autofilters, and print setup.
- CSV import — Import transactions from property-management app or bank CSV exports with automatic column mapping and property matching.
- 100% offline — All data stays in your browser. Nothing is uploaded. No account needed.
Frequently Asked Questions
What financial metrics does this calculate?
Net Operating Income (NOI), cap rate on current value and purchase price, cash flow before tax, cash-on-cash return, Debt Service Coverage Ratio (DSCR), Gross Rent Multiplier (GRM), the 1% rule check, equity (value minus amortized balance), and occupancy rate from unit-level lease data.
How is NOI calculated?
NOI = Gross Rental Income minus Operating Expenses. Operating expenses exclude mortgage principal and interest, depreciation, and capital expenditures (CapEx). This is the standard definition used by lenders, appraisers, and investors.
How does the rent roll work?
Each property has units with tenant, lease dates, monthly rent, and deposit. The rent roll compares due vs. paid rent per month, flags unpaid or partial payments, shows lease expiry alerts (within 60 days), and summarizes security deposits held.
Does it map to IRS Schedule E?
Yes. Every expense category maps to a specific Schedule E line (5-19). The report shows per-property totals by line number, matching the IRS form layout for easy tax preparation.
Can I import from another property app or my bank?
Yes. Export a CSV from your property-management app or bank. The import wizard maps common columns (date, amount, payee, description, category, property, unit) and matches property names automatically.
Is this a subscription?
No. One-time purchase of $17. No monthly fees, no account required. All data stays locally in your browser.