For self-managing landlords
It's the 5th.
Who hasn't paid?
Every property, unit, tenant, dollar, and deadline in one place — built by a landlord who got tired of spreadsheets dropping things.
Free 7-day trial · No card to start · Export everything, anytime
Portfolio
June 2026
Portfolio value
$1.84M
3 buildings · 9 units
Monthly NOI
$7,430
income less operating costs
Cap rate
6.2%
trailing 12 months
Occupancy
89%
8 of 9 units rented
Outstanding rent
$2,675
2 tenants behind
YTD net income
$38,640
Jan–Jun 2026
Rent roll
June 2026
$11,200 of $15,375 collected
| Property · Unit | Tenant | Expected | Received | Balance | Status |
|---|---|---|---|---|---|
| Hawthorne · Unit 1 | Dana Whitfield | $1,650 | $1,650 | — | Paid |
| Hawthorne · Unit 2 | Marcus Reyes | $1,725 | $1,725 | — | Paid |
| Bristol · Apt A | Priya Nair | $1,950 | $0 | $1,950 | Late |
| Bristol · Apt B | Colton Briggs | $1,875 | $1,875 | — | Paid |
| Bristol · Apt C | Renata Oliveira | $2,200 | $2,200 | — | Paid |
| Powderhorn · Unit 1 | Aisha Bello | $1,525 | $800 | $725 | Partial |
| Powderhorn · Unit 2 | Tomasz Kowalski | $1,450 | $1,450 | — | Paid |
| Powderhorn · Unit 3 | Grace Lindqvist | $1,500 | $1,500 | — | Paid |
| Powderhorn · Unit 4 | — | $1,500 | $0 | — | Vacant |
| Total | $15,375 | $11,200 | $2,675 | ||
Hawthorne · Unit 1
Dana Whitfield
Expected
$1,650
Received
$1,650
Balance
—
Hawthorne · Unit 2
Marcus Reyes
Expected
$1,725
Received
$1,725
Balance
—
Bristol · Apt A
Priya Nair
Expected
$1,950
Received
$0
Balance
$1,950
Bristol · Apt B
Colton Briggs
Expected
$1,875
Received
$1,875
Balance
—
Bristol · Apt C
Renata Oliveira
Expected
$2,200
Received
$2,200
Balance
—
Powderhorn · Unit 1
Aisha Bello
Expected
$1,525
Received
$800
Balance
$725
Powderhorn · Unit 2
Tomasz Kowalski
Expected
$1,450
Received
$1,450
Balance
—
Powderhorn · Unit 3
Grace Lindqvist
Expected
$1,500
Received
$1,500
Balance
—
Powderhorn · Unit 4
—
Expected
$1,500
Received
$0
Balance
—
Expected
$15,375
Received
$11,200
Balance
$2,675
Cash flow
Trailing 12 months · avg NOI $6,649/mo
Tracks rent, Schedule E, depreciation, insurance renewals, and depositsRuns the founder's own portfolioYour data exports to CSV anywhere
The 1st of the month
Open one screen and see who paid.
No cross-referencing your bank app against a spreadsheet against your memory. The rent roll shows expected, received, and balance for every unit this month, with the late row sitting right at the top where you can't miss it.
When rent comes in late, the fee is already figured from that lease's grace period — you don't do the date math.
Late fees compute from each tenant's grace period automatically.
Rent roll
June 2026
$11,200 of $15,375 collected
| Property · Unit | Tenant | Expected | Received | Balance | Status |
|---|---|---|---|---|---|
| Hawthorne · Unit 1 | Dana Whitfield | $1,650 | $1,650 | — | Paid |
| Hawthorne · Unit 2 | Marcus Reyes | $1,725 | $1,725 | — | Paid |
| Bristol · Apt A | Priya Nair | $1,950 | $0 | $1,950 | Late |
| Bristol · Apt B | Colton Briggs | $1,875 | $1,875 | — | Paid |
| Bristol · Apt C | Renata Oliveira | $2,200 | $2,200 | — | Paid |
| Powderhorn · Unit 1 | Aisha Bello | $1,525 | $800 | $725 | Partial |
| Powderhorn · Unit 2 | Tomasz Kowalski | $1,450 | $1,450 | — | Paid |
| Powderhorn · Unit 3 | Grace Lindqvist | $1,500 | $1,500 | — | Paid |
| Powderhorn · Unit 4 | — | $1,500 | $0 | — | Vacant |
| Total | $15,375 | $11,200 | $2,675 | ||
Hawthorne · Unit 1
Dana Whitfield
Expected
$1,650
Received
$1,650
Balance
—
Hawthorne · Unit 2
Marcus Reyes
Expected
$1,725
Received
$1,725
Balance
—
Bristol · Apt A
Priya Nair
Expected
$1,950
Received
$0
Balance
$1,950
Bristol · Apt B
Colton Briggs
Expected
$1,875
Received
$1,875
Balance
—
Bristol · Apt C
Renata Oliveira
Expected
$2,200
Received
$2,200
Balance
—
Powderhorn · Unit 1
Aisha Bello
Expected
$1,525
Received
$800
Balance
$725
Powderhorn · Unit 2
Tomasz Kowalski
Expected
$1,450
Received
$1,450
Balance
—
Powderhorn · Unit 3
Grace Lindqvist
Expected
$1,500
Received
$1,500
Balance
—
Powderhorn · Unit 4
—
Expected
$1,500
Received
$0
Balance
—
Expected
$15,375
Received
$11,200
Balance
$2,675
March
Hand your CPA a clean Schedule E.
Every transaction is already sorted into its Schedule E line, per property, all year. Depreciation runs on the 27.5-year mid-month convention so the non-cash deduction is there too — the line most spreadsheets quietly skip.
When it's time to file, export the whole thing as a CSV your accountant can read in a glance.
Export the exact CSV in one click — estimates for your CPA, not tax advice.
Schedule E
Tax year 2025
Form 1040 · per property
| Line | Hawthorne | Bristol | Powderhorn |
|---|---|---|---|
| Rents received | $40,500 | $72,300 | $71,700 |
| Insurance | $1,840 | $2,640 | $3,120 |
| Repairs | $2,310 | $4,180 | $5,460 |
| Management fees | $0 | $0 | $0 |
| Taxes | $4,120 | $6,980 | $7,540 |
| Utilities | $1,260 | $2,040 | $3,180 |
| Mortgage interesttracked | $9,840 | $14,220 | $13,560 |
| Depreciationnon-cash | $7,270 | $11,640 | $11,280 |
| Total expenses | $26,640 | $41,700 | $44,140 |
| Net income | $13,860 | $30,600 | $27,560 |
Estimates for your CPA — not tax advice.
The stuff that lapses
Nothing important expires in the dark.
Landlord insurance. The second-half property tax. The city rental license. A lease ending. Enter the date once and it shows up on the dashboard ahead of time, sorted by how soon it's due.
Attach the policy or the renewal notice to the record, so when the reminder fires the paperwork is already right there.
Enter a date once — get reminded early, with the document attached.
Renewals
next 90 days
Landlord policy renewal
Insurance · Bristol Triplex
11d$2,640City rental license
Rental license · Powderhorn Fourplex
24d$185Lease end — Unit 2
Lease · Hawthorne Duplex
58d2nd-half property tax
Property tax · Powderhorn Fourplex
73d$7,540Umbrella policy renewal
Insurance · Hawthorne Duplex
86d$540
The rest of the portfolio
Everything else a building needs tracked.
The same level of detail, applied to every other corner of managing the place.
Properties & units
Each building with first-class units, beds and baths, market rent, and a vacant badge when one turns over.
Tenants & deposits
Lease dates with a countdown, on-time score, and itemized deposit deductions when someone moves out.
Maintenance board
Work orders move open → scheduled → in progress → done, with priority, vendor, and what it cost.
Documents & receipts
Attach a lease, an inspection, or a receipt to the exact property, tenant, or transaction it belongs to.
Loans & equity
Each payment splits into deductible interest, principal, and escrow — so NOI and Schedule E stay honest.
Vendor directory
The plumber, the snow guy, the electrician — kept in one place and attached to the jobs they did.
Valuation history
Log what each property is worth over time and watch equity, appreciation, and cumulative cash flow build.
Demo mode
Empty accounts open on a fully worked sample portfolio, so you can poke around before you type a thing.
On purpose
No rails. No upsells. No portal your tenants will ignore.
Your tenants keep paying you the way they already do — Zelle, a check, whatever works. resty.ai just keeps the books straight. No payment processing means no processing cut, no float games, and no selling your data to lenders. One flat price, every feature.
No payment rails
We never touch your rent, so there's no per-payment cut and no holding your money for a few days first.
No add-on pricing
No screening fees, no e-sign upsell, no premium tier. The one price is the whole product.
No tenant portal
Nothing for tenants to download, log into, or ignore. It's your back office, not theirs.
Built by a landlord
I self-manage rentals two time zones away. I built this because my spreadsheets kept dropping things — a late fee here, a renewal there. Now it runs my whole portfolio, and I'm in it every day.
One price
$12/mo
Every feature, flat.
No per-unit pricing, no tiers to outgrow. The same 12 dollars whether you have two units or ten.
Starts with a free 7-day trial · no card to start
Questions
The things landlords actually ask.
Is my data safe?
Your portfolio is yours alone — every account is isolated, nothing is shared or sold. Documents live in a private, versioned store, and your data exports to CSV whenever you want. The security page has the specifics.
Can I bring my spreadsheet in?
Yes. Import income and expenses from a CSV — the kind your spreadsheet already exports. Unknown categories map to a catch-all you can re-file later, so nothing gets dropped on the way in.
What happens when the trial ends?
Nothing disappears. After the 7-day trial it's one flat price for every feature. If you don't continue, your data stays exportable — you're never locked out of your own numbers.
Do my tenants need accounts?
No, and that's deliberate. resty.ai is your books, not a tenant portal. Your tenants keep paying you the way they already do — there's no login for them to ignore and no app for them to install.
Can I export everything?
Yes. Every table exports to CSV — rent roll, the full ledger, Schedule E, the lot. It's your data; you can take it with you on any day, for any reason.
Is this tax advice?
No. resty.ai categorizes income and expenses into Schedule E lines and computes depreciation on a 27.5-year mid-month convention, but the numbers are estimates to hand your CPA — not tax advice or a filed return.
What if I sell a property or want to quit?
Export everything to CSV and cancel in one click. No retention call, no export fee, no holding your records hostage. You leave with the same books you'd have kept in a spreadsheet.
Who built this?
A self-managing landlord who runs his own out-of-state rentals on it. It exists because spreadsheets kept dropping things. There's more in who built this.
See your own Tuesday in it first.
Every account opens on a fully worked sample portfolio, so you can walk the rent roll, the Schedule E, and the renewals before you type a single thing of your own.
Free 7-day trial · No card to start · Export everything, anytime