For landlords who do their own books
Your rentals, documented.
rents.ai is rental property software for landlords who manage one to ten units. Keep rent, repairs, leases, and receipts with each property, from $10 a month. Your tenants keep paying the way they do now.
Bristol Duplex
Rent roll, September
Rent roll
June 2026
$7,540 of $12,260 collected
| Property · Unit | Tenant | Expected | Received | Balance | Status |
|---|---|---|---|---|---|
| Bristol · Unit 1 | Marcus Whitfield | $1,725 | $1,725 | - | Paid |
| Bristol · Unit 2 | Priya Natarajan | $1,780 | $1,780 | - | Paid |
| Cranston · Main House | Alyssa Fontaine | $2,395 | $2,395 | - | Paid |
| Providence · Unit 1 | Devon Carter | $1,675 | $0 | $1,675 | Late |
| Providence · Unit 2 | Rosa Delgado | $1,640 | $1,640 | - | Paid |
| Providence · Unit 3 | - | $1,350 | $0 | - | Vacant |
| Providence · Unit 4 | - | $1,695 | $0 | - | Vacant |
| Total | $12,260 | $7,540 | $1,675 | ||
Bristol · Unit 1
Marcus Whitfield
Expected
$1,725
Received
$1,725
Balance
-
Bristol · Unit 2
Priya Natarajan
Expected
$1,780
Received
$1,780
Balance
-
Cranston · Main House
Alyssa Fontaine
Expected
$2,395
Received
$2,395
Balance
-
Providence · Unit 1
Devon Carter
Expected
$1,675
Received
$0
Balance
$1,675
Providence · Unit 2
Rosa Delgado
Expected
$1,640
Received
$1,640
Balance
-
Providence · Unit 3
-
Expected
$1,350
Received
$0
Balance
-
Providence · Unit 4
-
Expected
$1,695
Received
$0
Balance
-
Expected
$12,260
Received
$7,540
Balance
$1,675
- of landlords
- 100sof landlords
- saved per week on average
- 15 hrssaved per week on average
- average portfolio
- $3Maverage portfolio
- units average
- 6units average
Built for small landlords
Every door you own. One set of books.
A duplex, a triple-decker, the single-family you inherited. Rent, bills, leases and repairs for all of them, in one place, without moving your bank or bothering your tenants.
Duplexes
Two units, one rent roll
Turnovers
Every repair and receipt, filed
Small buildings
Six doors, six leases
Single-family
Taxes and insurance tracked
Move-ins
Deposits and inspections kept
The good part
Less time on the books
The 90-second tour
Give it 90 seconds. Wait for the water bill.
A walk through the real app: the dashboard, one property, the rent roll, a water bill logged in seconds, a repair, and the reminders that stop renewals from slipping.
The portfolio ledger
Sample account · June 2026
- Portfolio value
- $1.74M
- 3 buildings · 7 units
- Monthly NOI
- $6,408
- income less costs
- Occupancy
- 71%
- 5 of 7 units
- Collected
- $7,540
- of $9,215 due
- Outstanding
- $1,675
- 1 tenant behind
- Net income, YTD
- $10,893
- this calendar year
The public demo opens on this worked portfolio. Walk it before you enter a thing. $10/mo for one property, $18/mo for unlimited.
Nobody tells you this
Nobody tells you the rent is the easy part.
It's the lease buried in a text thread, the receipt in your camera roll, and the renewal notice in an inbox you stopped checking. rents.ai keeps each one with the property it belongs to. Import what you have by CSV and export it whenever you want.
Properties and units
Each building with its units, beds and baths, market rent, active tenant, and vacancies.
Tenants and leases
Lease dates, rent terms, status, payment history, and an on-time payment score for each tenant.
Rent roll and late fees
Expected rent, payments, balances, and late fees computed from each lease's due day and grace period.
Income and expense ledger
One ledger per property, with every transaction dated, categorized, filtered, and ready for its reports.
Maintenance work orders
Kanban jobs move from open to done with the priority, vendor, and final cost kept together.
Linked documents
Attach a lease, policy, invoice, or receipt to the property, tenant, record, or transaction it belongs to.
Security deposits
Track deposit status and itemized deductions, with the returned amount derived from the record.
Append-only tenant notes
Tenant notes stay editable for 15 minutes, then become immutable instead of changing quietly later.
Renewal records
Insurance, property tax, and rental licence dates raise an SMS reminder before they lapse.
Property performance
Per-property P&L, NOI, and cap rate update from the same income and expense record.
CSV import and export
Bring in the records you already have, then export your transactions and reports when you need them.
Loans and valuations
Track debt, equity, appreciation, and cash flow as each property's financing and value change.
The 1st of the month
Know who paid before anyone texts you.
Expected rent, money received, and the balance left sit on one row for every unit. The late and partial rows stay visible instead of disappearing inside a list of deposits.
Late status follows the due date and grace period saved with each lease. You can see what happened and decide what to do next without doing the date math again.
Paid, partial, late, and vacant are visible in one rent roll.
Rent roll
June 2026
$7,540 of $12,260 collected
| Property · Unit | Tenant | Expected | Received | Balance | Status |
|---|---|---|---|---|---|
| Bristol · Unit 1 | Marcus Whitfield | $1,725 | $1,725 | - | Paid |
| Bristol · Unit 2 | Priya Natarajan | $1,780 | $1,780 | - | Paid |
| Cranston · Main House | Alyssa Fontaine | $2,395 | $2,395 | - | Paid |
| Providence · Unit 1 | Devon Carter | $1,675 | $0 | $1,675 | Late |
| Providence · Unit 2 | Rosa Delgado | $1,640 | $1,640 | - | Paid |
| Providence · Unit 3 | - | $1,350 | $0 | - | Vacant |
| Providence · Unit 4 | - | $1,695 | $0 | - | Vacant |
| Total | $12,260 | $7,540 | $1,675 | ||
Bristol · Unit 1
Marcus Whitfield
Expected
$1,725
Received
$1,725
Balance
-
Bristol · Unit 2
Priya Natarajan
Expected
$1,780
Received
$1,780
Balance
-
Cranston · Main House
Alyssa Fontaine
Expected
$2,395
Received
$2,395
Balance
-
Providence · Unit 1
Devon Carter
Expected
$1,675
Received
$0
Balance
$1,675
Providence · Unit 2
Rosa Delgado
Expected
$1,640
Received
$1,640
Balance
-
Providence · Unit 3
-
Expected
$1,350
Received
$0
Balance
-
Providence · Unit 4
-
Expected
$1,695
Received
$0
Balance
-
Expected
$12,260
Received
$7,540
Balance
$1,675
The monthly check
Your spreadsheet is lying to you.
One broken formula or one tab copied from last year, and the file says a property makes money when it doesn't.
rents.ai builds cash flow, NOI, and cap rate from the same entries you log, property by property, so the honest answer is one filter away.
P&L, NOI, cap rate, and cash flow come from the same ledger.
Portfolio
Across all properties
Portfolio value
$1.74M
$907,386 equity
Monthly NOI
$6,408
income less costs
Annual cap rate
4.4%
healthy yield
Total units
7
5 occupied
Occupancy
71%
5 of 7 units
YTD net income
$10,893
this calendar year
Cash flow
Trailing 12 months · avg NOI -$1,079/mo
Before it expires
Why does the insurance renewal always sneak up on you?
Because the date lives in an email from last year. Enter it once and the landlord policy, the rental license, and the lease ending all line up on the dashboard by how soon they're due.
The reminder reaches your phone by SMS, and the policy or renewal notice is already attached to the property.
Set the lead time once, then get the reminder on your phone.
Renewals
next 90 days
Landlord policy renewal
Insurance · Providence Fourplex
11d$3,770City rental license
Rental license · Providence Fourplex
24d$185Lease end · Unit 1
Lease · Bristol Duplex
22d2nd-half property tax
Property tax · Cranston Single-Family
73d$3,980Umbrella policy renewal
Insurance · Bristol Duplex
86d$540
When work comes up
The water heater broke. The receipt won't disappear this time.
A tenant texts about a leaking water heater. Track the work order from open to done, with the priority, vendor, and final cost kept together.
Log the expense against the right property and attach the receipt or invoice to the transaction. It stays out of your camera roll, inbox, and shoebox.
Priority, vendor, cost, and paperwork stay in one property trail.
Maintenance
5 open items
Open
2Leaking bathtub drain
Providence · Unit 2
Water stain on dining-room ceiling
Cranston
Scheduled
2Annual boiler service · both units
Bristol
Unit 3 turnover · paint & deep clean
Providence · Unit 3
In progress
1Re-key Unit 4
Providence · Unit 4
Done
2Roof section replacement
Providence
Smoke detector swap
Bristol · Unit 1
On purpose
No bank login. No tenant app. No catch.
Your tenants pay the way they do today, and you never connect a bank account. Enter what happened or import it by CSV. rents.ai takes no payment-processing cut, and every feature comes at one flat monthly price.
No bank logins
No Plaid, no handing your credentials to a middleman, no feed that silently breaks in April. You always know where a number came from.
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 payment here, a renewal there, a receipt somewhere else. It runs my portfolio now, so I can check the month in one sitting instead of piecing it together all weekend.
The 1st → the 5th
The month starts with the rent roll
One screen shows expected, received, and balance for every unit. By the 5th I know who paid, who is short, and who is late without matching deposits to a spreadsheet.
Each month
A bill gets logged once
Recurring bills stay with the right property. I attach the receipt or invoice when I log the expense, and the P&L updates from the same entry. At the end of the year, nothing needs rebuilding.
Before it is due
Nothing expires quietly
Lease dates, insurance policies, licenses, and property taxes surface before the deadline. The reminder reaches my phone, with the record already in the portal.
In their words
Three spaces held for customers who haven't said yes yet.
Real quotes from real customers, named with permission - coming soon. We'd rather show you empty boxes than words we wrote ourselves.
Slot 1 of 3
Awaiting a real customer quote. Nothing invented goes here.
Slot 2 of 3
Awaiting a real customer quote. Nothing invented goes here.
Slot 3 of 3
Awaiting a real customer quote. Nothing invented goes here.
Before your next rental
3 things I'd tell myself before buying my first rental.
None of this needs software. It's just much easier when the software does it by default.
01
Give every property its own record
Not a tab or a folder. One place per building for units, leases, rent, and receipts. That is what each property in rents.ai is.
02
Write the dates down once
Lease ends, insurance renewals, licenses. Enter them once and let the reminder find you, instead of the other way around.
03
Check the month in one sitting
Rent roll, bills, open repairs, and what's due next. Ten minutes on the 5th beats a lost weekend later.
- Trial: 30 days free, no credit card
- Cancel anytime. Export everything to CSV anytime. No lock-in
- No bank connection. Nothing changes for your tenants
- Then $10/mo for one or $18/mo for unlimited
Landlord decision library
Start with the decision in front of you.
Worked answers for the records, repairs, leases, and financing choices that are easiest to get wrong in a small portfolio.
Taxes
Water heater depreciation life for rental property
A water heater is plumbing, a structural component on the 27.5-year schedule, not a 5-year appliance. Plus the de minimis escape hatch.
Rent · template
Free rent receipt template (and when you should issue one)
A fillable rent receipt for cash, check, and electronic payments, plus when a small landlord should actually issue one.
Glossary
Guarantor (Co-Signer)
A guarantor signs the lease and pays if your tenant defaults. Here is how the liability works and when to ask for one.
Glossary
Assessed Value
The value your assessor assigns for property taxes, how it differs from market value, and when it is worth appealing.
Investing
Cash-out refinance on a rental property: LTV limits, seasoning, and what it costs
The LTV caps, the six-month seasoning clock, the closing costs, and the before-and-after payment math, from someone not selling you the loan.
Deposits
Normal wear and tear vs damage: an item-by-item guide to what you can actually charge
A 40-item sorting of wear vs damage across walls, floors, blinds, and appliances, each with a typical cost and the useful-life cap.
Simple pricing
$10 /mo for one property
$18/mo for unlimited.
Every feature on both plans. Try it free for 30 days with no credit card. Pick a plan when the trial ends, or walk away and nothing happens.
- Trial: 30 days free, no credit card
- Cancel anytime. Export everything to CSV anytime. No lock-in
- No bank connection. Nothing changes for your tenants
- Then $10/mo for one or $18/mo for unlimited
Questions
The questions landlords ask before they switch.
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.
Do I have to link my bank account?
No - there's no bank linking in the product at all. No Plaid, no credentials handed to a middleman, no feed that breaks the week you need it. You enter transactions yourself or import a CSV, so the ledger reflects what you know happened.
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.
How much does it cost?
The public demo needs no signup or card. The 30-day trial needs an email and nothing else — no credit card. To keep going, add a card any time before it ends (the first charge lands on the day it ends), $10/month for one property or $18/month for unlimited. Do nothing and the account goes read-only with your records intact; there is no card on file to charge. Every feature is on both plans.
Do my tenants need accounts?
No, and that's deliberate. rents.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 my data?
Yes. Export all transactions to CSV on any day, for any reason. The file includes the date, property, type, category, amount, and description.
Can I see whether one property is profitable?
Yes. Filter the finances to one property to see its income, expenses, P&L, cash flow, and cap rate without rebuilding a separate spreadsheet.
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.
For the honestly done
For landlords who've tried every spreadsheet template and are honestly done.
If you own 1 to 10 rentals and still do the books yourself, give it a week. No credit card, and your tenants never notice a thing.
30-day free trial · no credit card · then $10/mo for one property or $18/mo for unlimited · cancel anytime · export to CSV anytime