Accounting software for landlords.
Every property. Every LLC.
Stateful keeps double-entry books for your rentals: profit and loss by property, a balance sheet for each LLC, and Schedule E reports for your CPA. Rent collection, a tenant portal and a landlord app are included in one flat-priced plan.
Investor plan · $15/month or $144/year · 30-day free trial · No unit limits- P&L by property
- Balance sheet per LLC
- Schedule E by property
- Rent collection included
- No unit limits
From sign-up to your first report.
Start your trial
Create an account and start the 30-day free trial of the Investor plan.
Add LLCs and properties
Add each LLC as a legal owner with its own books, then add each property under the owner that holds it.
Connect your accounts
Link bank and card accounts through Plaid or import a CSV. Transactions wait for your review; nothing posts without you.
Collect rent and report
Turn on rent collection in the tenant portal, then run P&L by property, a balance sheet by LLC and Schedule E.
The everyday details your books need to get right.
Rent, connected to the books.
Collect rent through the tenant portal and keep the tenant balance and the property’s rental income connected.
A mortgage has three parts.
Split principal, interest and escrow. Keep the loan balance on the balance sheet and interest in the property’s expenses.
Paid personally? Keep it clear.
Record a repair paid on your personal card as a property expense, with the amount owed to you tracked separately.
Know what each property earns.
See rental income, repairs and interest together. Open the detail behind a number or export the report for your accountant.
Landlords keeping their own books, and the people who keep them.
A few rentals, outgrowing the spreadsheet.
Bank feeds replace copy and paste. Code each transaction to a property, split mortgage payments into principal, interest and escrow, and see profit and loss by property any day of the year.
Getting started guideTen doors across three LLCs.
Each LLC keeps its own books and balance sheet, and every property sits under the LLC that owns it. Track repairs you paid personally as owed to you. An investor you invite sees their own capital and K‑1.
Bookkeeping for multiple LLCsBookkeepers and accountants.
Clients invite you as their accountant, and you switch between their workspaces from one login. Categorize, reconcile and pull year-end reports without paying for each client’s workspace.
Partner program for bookkeepersKnow which entity owns every balance.
QuickBooks classes help group income and expenses. Locations can also filter balance sheets, with allocation limitations, within a single company file. Stateful organizes your books around each legal owner, with properties and accounts tied to the right entity.
- Per-property P&L
- Balance sheet per LLC
- Filter reports by LLC
- Report exports for your CPA
| Need | QuickBooks classes / locations | Stateful |
|---|---|---|
| Property income and expenses | Classes can group P&L activity | Per-property P&L |
| Entity balance sheets | Classes do not accurately separate a balance sheet | Balance sheet by legal owner |
| Locations | Can filter balance sheets within one company file | Properties linked to their owning entity |
| Owner-paid expenses | Configure accounts and entries | Owner-paid workflow and due-to-owner report |
Operations and accounting in one place.
Accounting
- Bank feeds and imports
- Mortgage splits
- Owner-paid expenses
- Reconciliation and close
Rent and tenants
- Online rent collection
- Tenant portal and statements
- Deposits held as liabilities
- Late fees and maintenance
Landlord app
- Android now, iPhone coming soon
- Receipt capture
- Mileage tracking
- Synced to your books
Tax time
- Schedule E per property
- Mileage log at the IRS rate
- Repairs vs improvements
- Exports for your CPA
A door for tenants. An app for you.
Bring your own AI assistant.
Connect Claude or ChatGPT to your Stateful books. Ask about rent, expenses, and cash flow in the assistant you already use — it drafts transactions for your review, and nothing posts without you.
Your assistant, your books.
- Connect Claude or ChatGPT
- Ask about any property or period
- Read-only or draft access — you choose
Drafts, never surprises.
- Your assistant drafts journal entries
- You review and post in Stateful
- Every AI action in the audit trail
Permissions you control.
- Per-workspace access scopes
- Revoke anytime
- Same accounting rules as the app
One flat price. No unit math.
Stateful is one Investor plan, with no limits on units, properties or entities. Add another rental or LLC without adding another software subscription.
See the plan| Stateful | Buildium | AppFolio | |
|---|---|---|---|
| Monthly price | $15 flat | From $62 | Get a quote |
| Unit minimum | None | Contact sales | 50 units for Core |
| Free trial | 30 days | 14 days | Contact sales |
$15/month.
One Investor plan.
Or $144 a year, equivalent to $12 a month. No per-unit pricing. Start with a 30-day free trial.
Payment method required. Cancel before the trial ends to avoid a charge. Payment processing fees are separate.
Explore pricing- Unlimited units, properties, and entities
- Tenant portal and rent collection
- Bank feeds and CSV import
- Landlord app with mileage tracking
- AI assistant connectors
- Schedule E and mileage reports
Questions before you start
Can I move my rentals from spreadsheets or QuickBooks?
Yes, starting from a date you choose. There is no one-click QuickBooks import today. Most owners pick a start date such as January 1, enter opening balances for each LLC, connect bank accounts through Plaid, and import earlier bank or card activity from CSV exports. Keep the old spreadsheet or QuickBooks file for prior years.
Can one account hold several LLCs?
Yes. Add each LLC, a personal name or a partnership as a legal owner. Each keeps separate books with its own balance sheet and profit and loss, and every property is tied to the owner that holds it. Reports can be filtered by LLC. The Investor plan has no limit on units, properties or entities.
What does Stateful cost?
The Investor plan is $15 a month or $144 a year, with no per-unit pricing, and starts with a 30-day free trial. A payment method is required at checkout; cancel before the trial ends to avoid a charge. Payment processing fees for rent collection are separate.
How is my financial data protected?
Each workspace is separated by organization-scoped row-level security and role-based permissions, with TOTP multi-factor authentication for privileged roles. Bank connections run through Plaid, and imported transactions wait in a review queue; they never post to the ledger on their own. Stripe processes payment details. Stateful does not claim SOC 2 or another certification; the security page lists what is in place today.
Can my bookkeeper or CPA work in my books?
Yes. Invite them from Settings → Team as an accountant. Accountants can import, categorize, reconcile and run reports; posting and period close stay with you unless you grant them. They do not need their own subscription to work in your workspace.
Does Stateful give tax advice?
No. Stateful is not a tax adviser or tax preparer. It keeps the books and produces the reports a CPA asks for, such as Schedule E by property and a mileage log. Whether an expense is deductible, or a repair should be capitalized, is for you and your tax professional to decide.
More detail on the pricing page, the security page and in the getting started guide.