Free tools
Free tools for landlords
No signup, nothing stored. Each calculator runs the same math as the Oberlin24 app, the categorizer, depreciation, the sell-vs-1031 waterfall, and returns.
Schedule E expense categorizer
Type any rental expense and see exactly which Schedule E line it belongs on, the same tax-line logic our bookkeeper bot uses. Free, instant, no signup.
Open the tool →Rental property depreciation calculator
Calculate residential rental depreciation: 27.5-year straight line, mid-month convention, year-by-year schedule. Free, instant, no signup.
Open the tool →1031 exchange calculator: sell, hold, or exchange?
Free 1031 exchange calculator: the real after-tax cost of selling a rental, capital gains tax, depreciation recapture, state tax, and the suspended passive-loss release, versus deferring the gain in a 1031 exchange. No signup.
Open the tool →Rental property ROI calculator
Calculate cash-on-cash return, cap rate, and return on equity (ROE) for a rental property. Free, instant, no signup.
Open the tool →Rental property balance sheet template
Free rental property balance sheet template (XLSX): assets, liabilities, and equity for up to 3 properties, with accumulated depreciation and a market-value memo. Totals calculate themselves. No email, no signup.
Open the tool →Rental property profit and loss statement template
Free rental property profit and loss statement template (XLSX): monthly columns, NOI, and pre-tax net income, with every expense row mapped to its Schedule E line. Totals calculate themselves. No email, no signup.
Open the tool →Prorated rent calculator
Free prorated rent calculator for mid-month move-ins and move-outs: daily rate and amount owed by actual days in the month or the 30-day method, with the math shown. No signup.
Open the tool →Rent ledger template
Free rent ledger template (XLSX): rent due, payments, late fees, and a running balance that calculates itself, plus a lease header block. The payment history courts and lenders ask for. No email, no signup.
Open the tool →What rental depreciation actually saves: the data
Original data: the annual depreciation deduction and tax saved by property value and bracket, the land-share sensitivity, and the recapture stored up at 5, 10, and 20 years. Computed with a real MACRS engine, free to cite.
Open the tool →Rent roll template
Free rent roll template (XLSX): every unit on one page with scheduled vs market rent, deposits, past due, and an auto-calculated summary (occupancy, annual rent, gross potential rent). The portfolio snapshot lenders ask for. No email, no signup.
Open the tool →Schedule E worksheet
Free Schedule E rental income and expense worksheet (XLSX). Every line 3 to 21 in IRS order, up to 3 properties, totals and net income or loss auto-calculated. No email, no signup.
Open the tool →Depreciation schedule template
Free depreciation schedule and tracker for rental property (XLSX). One row per asset, mid-month first year computed, running accumulated totals, Schedule E line 18 total. No email, no signup.
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