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 →Repair or capital improvement?
Answer a few questions about a rental cost and see whether it is a repair you deduct now on Schedule E line 14 or a capital improvement you depreciate. Runs the IRS BAR test and the three safe harbors. 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 →Security deposit itemization form
Free security deposit itemization form (XLSX): one line per deduction with the evidence backing it, total withheld and refund due auto-calculated, plus a tenancy header block. The statement most states require after move-out. No email, no signup.
Open the tool →Security deposit return letter
Free security deposit return letter: download the fill-in-the-blank DOCX or generate the letter in your browser, with the refund math and the right paragraph for a full refund, partial refund, or balance owed. 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.
Open the tool →Rental property cost basis worksheet
Free cost basis worksheet for rental property (XLSX): settlement statement to starting basis, land carve-out to depreciable basis, improvements log, and adjusted basis at sale. No email, no signup.
Open the tool →QuickBooks cleanup checklist for rental property books
Free QuickBooks cleanup checklist (XLSX) built for rental properties: 26 checks in six phases, reconcile-first order, plus the landlord traps generic lists skip (mortgage splits, deposits, improvements, per-property classes). No email, no signup.
Open the tool →Rental property spreadsheet
Free rental property spreadsheet (XLSX): a transaction log with Schedule E category dropdowns, an auto-computed monthly summary, and a tax rollup that keeps improvements, deposits, and personal spend out of your deductions. No email, no signup.
Open the tool →Rental property chart of accounts
Free chart of accounts for rental property: 38 accounts mapped to their Schedule E lines, the not-an-expense traps fenced off, plus a CSV that imports straight into QuickBooks Online. No email, no signup.
Open the tool →Rental property ROI calculator for Excel
Free rental property ROI calculator for Excel: size up a purchase (cap rate, cash-on-cash, 1% rule) and measure what a property you own actually earned, after tax, ending at return on equity. No email, no signup.
Open the tool →Rental property mileage log
Free rental property mileage log (XLSX): every field the IRS requires, the 2026 split-year rates (72.5 and 76 cents) applied by trip date, and per-property totals for Schedule E line 6. No email, no signup.
Open the tool →Rental loss deduction calculator
Free calculator for how much of your rental loss deducts this year: the $25,000 special allowance, the MAGI phase-out from $100,000 to $150,000, and the balance that suspends on Form 8582. No signup.
Open the tool →Landlord 1099-NEC contractor tracker
Free 1099-NEC tracker for landlords (XLSX): log contractor payments as you make them and see who crosses the 2026 $2,000 threshold, with card and payment-app money already excluded and missing W-9s flagged. No email, no signup.
Open the tool →Rental property mortgage payment worksheet
Free worksheet (XLSX) that splits each rental mortgage payment into principal, interest and escrow, reconciles the escrow account to what the servicer actually paid out, and gives you Schedule E lines 12, 9 and 16. No email, no signup.
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