Own your numbers. Own the conversation.
Open Ledger is free bookkeeping for rental properties. Log rent, expenses and receipts as they happen, and see your deductions and what you'll owe all year, so you never pay more tax than you should.
- Track income and expenses for every property
- See what each deduction saves you
- Download a tax-ready report for your CPA
| Line 3 | Rents received | $28,800.00 |
| Line 14 | Repairs 9 receipts | −$2,140.00 |
| Line 18 | Depreciation year 3 of 27.5 | −$9,818.00 |
| Net rental income | $16,842.00 | |
| 8582 | 2025 loss carried in tracked | −$11,400.00 |
| Taxable rental income | $5,442.00 |
A sample of the year-end report, with Schedule E line numbers, the loss carried forward on Form 8582, and the tax your deductions save. Figures are illustrative.
Every dollar logged. Every deduction kept.
No shoebox of receipts in March, and no rebuilding last year's numbers from memory.
A walkthrough of the real app with sample numbers. Try it with your own property.
Walk into tax season knowing your numbers.
Your CPA does their best work with good records. Open Ledger keeps them for you all year, so you see your numbers first, spot deductions that might be missed, and make the most of the time with your CPA.
Scattered records, unclear numbers
- A folder of receipts and statementsGathered in March, from memory and email.
- Deductions that are easy to missDepreciation, carried-over losses and small expenses are hard to keep track of on your own.
- A tax bill you can't explainYou pay it without knowing what was counted, or whether you paid more than you needed to.
You know your numbers and what to ask
- $9,818Depreciation
Does the return show the same depreciation for the building?
- $11,400Loss carried in
Was the full carryover applied against this year's profit?
- $4,185Tax saved
Are there deductions I'm missing that would save more?
- $1,800New fridge
Should we take the de minimis election and deduct it this year?
- $1,905To set aside
Is that the right estimated payment, and when is it due?
Every figure comes straight from your ledger.
Everything your CPA needs, kept year after year.
One report per property per year, organized the way the tax form is. Your tax history stays with you year after year, so nothing is lost or starts over.
Your numbers, in your hands.
We built Open Ledger to keep the books for our own family's six-unit rental, and tax season stopped being a scramble. Now it's free for every rental owner.
- Free
- As many properties as you own
- Built for owners who work with a CPA
Run your rental like a business. We'll treat it like our own.
Your property is one of the biggest investments you'll ever make. We help you set it up like a business, keep every dollar working for you, and run it with the same open books as the free ledger, so you always know exactly where you stand.
- Every dollar, in the open. A monthly statement where every charge has a date, a description and the receipt behind it.
- The best price, not the first quote. We call several repair pros and compare bids, just as we would for our own building.
- No tax-season surprises. You'll know what your deductions save and what you're likely to owe, before the year ends.
| Oct 1 | Rent received | $2,450.00 |
| Oct 6 | Disposal repair receipt | −$186.40 |
| Oct 14 | Smoke detector check | $0.00 |
| Oct 31 | Management fee | −$196.00 |
| Paid to you | $2,067.60 |
A sample monthly statement. Figures are illustrative.
From a rental you own to a business that works for you.
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Make it a real business
We guide you through forming an LLC for your property and moving it in, step by step. It's optional, but it's one of the most helpful moves you can make to protect your assets and get the most out of every deduction. Already have an LLC? We'll start from there.
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Your books, kept for you
Every rent payment, repair and receipt goes straight into your Open Ledger as it happens. You see it all, every month, and your year-end report is ready before your CPA asks for it.
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Every bill paid, on time
We pay the property's bills for you, from property tax and insurance to utilities and HOA dues, before they're due. Each one is logged with its bill or receipt, so every deductible dollar is counted and nothing is missed or late.
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Repairs handled like it's our own
When something breaks, we don't call one contractor and send you the bill. We get quotes from several trusted pros, compare price and quality, and show you the bids. Anything over your limit waits for your yes, except true emergencies.
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Know your taxes before the year ends
Each year we walk you through what your deductions and depreciation are expected to save, what we expect your tax bill to be, and why, line by line. You and your CPA can plan ahead, set aside the right amount, and make sure you never pay more than you owe.
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Your money, protected
Rent and security deposits are held in a separate trust account, never mixed with company funds, and reconciled every month. You can see where every dollar is at any time.
Open books, honest prices and a plan for your taxes. That's how we'd want our own property run, and it's how we'll run yours.
The properties we manage
Single-family homes
For owners renting out a house or condo.
- Tenant screening and leasing
- Online rent collection and bill pay
- Maintenance and move-in inspections
Small multifamily
Duplexes through roughly twenty units.
- Unit turnover and vacancy marketing
- Vendor coordination and bids
- Bill pay for every unit and the building
- Rent control and local compliance
Commercial
Retail, office and mixed-use space.
- Lease administration and renewals
- CAM reconciliation and bill pay
- Building systems and vendor contracts
Prefer to manage it yourself? Keep your own books with the free ledger.
Get a management proposal
Tell us about your property and we'll reply within one business day with next steps and our fees spelled out. Thinking about an LLC? Mention it, and we'll include it in the plan.