Made for landlords of every size

Property management — finally built for the long tail.

RentRoll is the modern, lightweight platform for self-managing landlords and small property firms — residential or commercial, multi-tenant or single-tenant. Stop wrangling spreadsheets. Skip the enterprise software contracts. Run your portfolio from one clean dashboard.

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Rent Roll

$38,617 collected of $72,688 due · $66,183 in prior balances · 10 active leases

Collected

$38,617

53% of due

Outstanding

$34,071

5 leases

Prior Balances

$66,183

2 tenants behind

Sunrise Diner

Westwood Plaza

$6,747.00

Paid

—

Cedar Insurance Co.

Westwood Plaza

$9,080.91

$8,000.00

Partial

$36,323.64

Northgate Dental

Northgate Bldg

$10,566.94

Paid

—

Anchor Pet Supply

Main Street Ctr

$4,048.59

$0.00

Outstanding

—

Prairie Marketing

Westwood Plaza

$10,134.83

$0.00

Outstanding

$29,859.83

Sound familiar?

The legacy options aren't built for you.

If you own a handful of commercial buildings or manage them for a small group of owners, you're stuck between two bad options. Here's the reality most operators face every month.

Your rent roll is a spreadsheet nobody trusts.

Partial payments, prior balances, late fees, CPI escalations — it all lives in one Excel file with three different versions floating around. By month four, no one knows which is the source of truth.

CAM reconciliation takes a week of manual math.

Every January you sit down with last year's expenses, calculate each tenant's sqft fraction, prorate by active months, format a statement, and email it as a clumsy PDF. Three days minimum. One typo and a tenant disputes it.

AppFolio quoted you $400/month.

For software you'll use four hours a week. The enterprise platforms are priced for hundred-unit operators, with onboarding fees, training sessions, and a feature surface area you'll never touch.

Rent Roll

Track rent the way real leases actually work.

Base rent, escalation schedules, partial payments, prior balances, and (for commercial leases) additional rent — all modeled correctly the first time. No more Excel formula spaghetti.

Partial payments — record $8,000 against a $9,080 invoice; the balance carries forward to next month automatically.
Prior balance tracking — overpayments become credits, underpayments accumulate, both surface in the next month's view.
Rent escalations — schedule annual or CPI-based increases on each lease; the new amount auto-applies on the effective date.
Per-tenant payment history — every dollar received, by month, with paid dates and notes. Audit-ready in two clicks.

Rent Roll — May 2026 $38,617 / $72,688 collected

Sunrise Diner

Westwood

$6,747

Paid

—

Cedar Insurance

Westwood

$9,081

$8,000

Partial

$36,324

Northgate Dental

Northgate

$10,567

Paid

—

Anchor Pet Supply

Main St.

$4,049

Open

—

Prairie Marketing

Westwood

$10,135

Open

$29,860

CAM Reconciliation · Commercial

Year-end CAM true-up, generated in seconds.

If you run commercial properties, this is the single most painful task we automated end-to-end. Compare actual reimbursable expenses against the annual budget, allocate the variance by sqft fraction and active months, and download per-tenant statements. (Residential landlords can skip this one.)

Sqft-fraction allocation — each tenant pays their proportional share, prorated by months they were active.
Per-tenant PDF statements — branded with your company info, ready to email or print.
Upcoming rent increase notice — the statement also includes any locked-in minimum rent escalation for the new year.
Next year's Additional Rent in one click — set the new budget, click Apply, and the new CAM monthly estimate flows to every lease.

Year-End Reconciliation · Westwood Plaza · 2025

Budget

$73,095

Expenses

$83,193

Deficit

-$10,098

Per-Tenant Allocation

Brightway Pharmacy

3,156

32.4%

12/12

-$3,270.07

Maple Street Bistro

1,568

16.1%

12/12

-$1,624.67

Riverside Yoga Studio

3,000

30.8%

12/12

-$3,108.43

Westside Cleaners

2,022

20.7%

12/12

-$2,095.08

Invoices

Send a polished invoice in under a minute.

For rent and one-off charges alike. Auto-numbered, properly formatted, downloadable as a PDF that doesn't look like it came out of QuickBooks 2008.

Auto-numbered — INV-0001, INV-0002, sequential across your account. No collisions, no manual tracking.
Rent invoice pre-fill — pick a tenant and a month; the line items, minimum rent, and additional rent populate from the lease.
Flexible payment terms — Due Upon Receipt, Net 30, or a custom date. Live preview of the resolved due date as you pick.
Branded PDF — your logo, company info, and landlord name (when on behalf of an owner) on every invoice.

INVOICE

Riverline Property Management
100 Market Ave, Springfield IL 62701
402-555-0100
hello@riverlinepm.example

INV-0042

Issue Date: May 27, 2026
Due Date: Net 30

Bill To

Cedar Insurance Co.

Attn: Jane Doe · Re: Westwood Plaza

Description	Amount
Minimum Monthly Rent — June 2026	$4,031.07
Additional Monthly Rent — June 2026	$1,115.48
Sign installation chargeback	$555.00

Total $5,701.55

Balance Due $5,701.55

Landlord Reports

Owner statements that look like you charge for them.

Generate monthly or annual reports for every property in your portfolio. Rent roll, expenses by category, net operating income — packaged into a clean PDF that owners actually want to read.

Monthly or annual — same report, two granularities. Toggle and re-export in one click.
Vector PDFs — built with jsPDF, not html-to-image. Crisp at any zoom, copyable text, real font rendering.
Owner-specific branding — your management company info on the header, plus the property owner name on every statement.
NOI at the top — owners want one number; we put it where they look first.

Westwood Plaza

Property Report · April 2026 · Prepared by Riverline Property Management

Income Summary

Source	Amount
Rent Collected	$38,617.74
Reimbursable Income (Add. Rent)	$7,231.51
Other Income	$555.00
Total Income	$46,404.25

Expense Summary

Category	Amount
Property Taxes	$11,012.37
Lawn & Snow Services	$1,225.00
Utilities (Gas, Electric)	$1,925.69
Waste Management	$316.12
Total Expenses	$14,479.18

Net Operating Income $31,925.07

And everything else you need

A complete operations toolkit.

Not just rent and reports — the day-to-day pieces of running commercial properties are baked in.

Calendar — June 2026

Mon

Tue

Wed

Thu

Fri

Sat

Sun

Rent due

HVAC inspection

Lease renews

Fire inspection

Property tax

Calendar with recurrence

Track lease expirations, inspections, semiannual maintenance. Repeating events render automatically.

Vendors & Work Orders

Vendor

Built for the gap between Excel and Yardi.

RentRoll isn't trying to compete with enterprise commercial real estate software on feature count. It's the right size for owners and small firms that don't need accounting modules with 400 general ledger codes.

What you need	RentRoll	Yardi / MRI	AppFolio / Buildium	Spreadsheets
Works for both residential & commercial	✓	Mostly commercial	Mostly residential	✓
Automated CAM reconciliation	✓	✓	Add-on	✗
Partial payment tracking	✓	✓	✓	Manual
Branded PDF invoices & reports	✓	✓	✓	✗
Set up in under 10 minutes	✓	✗	Days	✓
Onboarding fee	$0	$2,500–$10,000+	$400–$1,200	$0
Monthly cost (10-property portfolio)	$29 flat	$500–$1,500+	$280–$500	$0 (+ your weekends)
Annual contract required	No	Yes	Yes	—

Pricing

One price. Everything included.

No tiers. No per-property fees. No surprise charges. $29 a month, flat. Cancel anytime.

Cancel anytime

RentRoll All Access

$29/mo

Everything in RentRoll, no limits — for owners, firms, and accidental landlords alike.

Unlimited properties, units, and leases
Unlimited tenants and invoices
Year-end CAM reconciliation with per-tenant PDFs
Branded invoices, statements, and landlord reports
Calendar with recurring events
Vendor directory + work order tracking
Email support

Get started free →

No setup fee · No annual contracts · Cancel anytime.

FAQ

Questions, answered.

Does RentRoll work for residential and commercial?

Both. The core features — rent roll, partial payments, prior balances, invoices, calendar, vendors, reports — apply to any lease. Commercial landlords get a few extras designed for their workflows (CAM reconciliation, additional rent modeling, sqft-fraction allocations), and residential landlords can simply ignore those. Whether you own a strip mall, a 4-plex, a single SFR, or a mix, RentRoll fits.

What happens to my data?

Your data is stored in Firebase Firestore, with security rules that ensure only you can read or write your records. Each user's data is fully isolated — no shared tables, no cross-account access. You can export everything as PDF anytime. We're working on a CSV bulk export for power users.

Do you support bank connections?

Not at launch. We're focused on making the core commercial property workflows excellent first — proper lease modeling, CAM reconciliation, branded PDFs. Most small operators only log a handful of rent payments per month, and manual entry takes seconds per tenant. Automated bank sync may come later if there's demand, but it isn't a near-term commitment.

Can my team / vendors log in too?

Team member invitations and role-based access are in development. You'll be able to invite managers (full edit), viewers (read-only), and vendors (limited to work orders assigned to them). Cross-user access wires up in the next release.

How is RentRoll different from Yardi or AppFolio?

Yardi is enterprise software priced for hundred-unit operators, with onboarding fees in the thousands and a feature surface area you'll never touch. AppFolio is more accessible but quotes $400+/month for small portfolios and is mostly residential — commercial features are an upcharge. RentRoll handles both residential and commercial at a flat $29/month, with no setup fees or annual contracts.

Can I import my existing data?

Today, you'd add properties, units, tenants, and leases manually — typically takes 30–60 minutes for a 5-property portfolio. A CSV import for leases and properties is on the near-term roadmap; if you have a specific format you'd like supported, let us know.

Can I cancel anytime?

Yes. No annual contracts, no termination fees. Cancel from your account settings and your subscription ends at the close of the current billing cycle. Your data stays accessible during that period and is exportable as PDF at any time.

Property management — finally built for the long tail.

The legacy options aren't built for you.

Your rent roll is a spreadsheet nobody trusts.

CAM reconciliation takes a week of manual math.

AppFolio quoted you $400/month.

Track rent the way real leases actually work.

Year-end CAM true-up, generated in seconds.

Send a polished invoice in under a minute.

Owner statements that look like you charge for them.

Westwood Plaza

Income Summary

Expense Summary

A complete operations toolkit.

Built for the gap between Excel and Yardi.

One price. Everything included.

Questions, answered.

Stop wrestling spreadsheets.Start running your portfolio.

Stop wrestling spreadsheets.
Start running your portfolio.