Separate books for every LLC.
Your rentals, in one place.
Manage properties held personally, in LLCs or with partners, with separate entity books and per-property reports. 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.- Per-property P&L
- Separate entity books
- Rent collection included
- No unit limits
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.
Know 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
- 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
- iPhone and Android
- 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, ChatGPT, Grok, or Muse 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, ChatGPT, Grok, or Muse
- 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
- Landlord app with mileage tracking
- AI document extraction
- AI assistant connectors
- Schedule E and mileage reports