Property-Level Accounting
Track rent, expenses, loans, and improvements separately for each property and ownership entity.
Online service across all 50 states
What this service is
Property-level accounting keeps a separate, complete set of books for each building or holding entity instead of blending a portfolio into one ledger. Rent, operating costs, mortgage payments, security deposits, and capital improvements are recorded against the property they belong to, shared costs are allocated on a documented basis, and each property gets its own monthly owner report, so you can see which assets earn their keep and give partners or lenders the property-level detail they ask for.
Forms & documents involved
What we actually do
Set up books by property and entity
Design a chart of accounts and class or entity structure so every transaction lands on the right property.
Reconcile operating, deposit, and escrow accounts
Match rent receipts, operating accounts, security-deposit accounts, and lender escrows to bank records for each property.
Reconcile the rent roll
Compare billed rent to collections, track delinquencies, and keep tenant balances consistent with the ledger.
Separate CapEx from repairs
Classify improvements that must be capitalized and depreciated apart from repairs that can be expensed.
Split mortgage payments and allocate shared costs
Separate principal from interest and allocate management fees, insurance, and utilities across properties by square footage, units, or revenue.
Deliver owner reports
Produce each property's income statement, NOI, occupancy, aged receivables, and distribution detail.
Prices by scope
Compare the work included at each price. Your final scope and fee are confirmed in writing before work begins.
One-time restructure of books into property and entity-level tracking.
- Small portfolio1–4 properties, one entity$880
- Mid portfolio5–15 properties or 2–3 entities$1,580
- Large portfolio16+ properties or 4+ entitiesFrom $2,580
Volume discount for portfolios of 5+ properties.
- Single-family / condoLong-term rentals, one unit per property$110/month per property
- Small multifamily2–20 units or short-term rental$160/month per property
- Commercial / large multifamily21+ units, CAM reconciliations or tenant ledgers$280/month per property
NOI, cash, and arrears reporting across the portfolio.
- Up to 5 propertiesNOI, cash and arrears by property$240/month
- 6–20 propertiesAdds CapEx tracking and portfolio roll-up$420/month
- 21+ propertiesInvestor-level reporting by entityFrom $680/month
What You Get
Property & Entity-Level Chart of Accounts
Books restructured so every transaction is tagged to the correct property and entity, not blended together.
Rent Roll & Escrow Reconciliation
Tenant rent, security deposits, and escrow accounts reconciled at the property level each month.
CapEx & Repair Tracking
Capital expenditures tracked separately from repairs, supporting correct depreciation treatment and owner reporting.
Monthly Owner Reporting
NOI, cash position, and arrears reported by property on a consistent monthly schedule.
Shared-Cost Allocation
Costs that span multiple properties or units allocated on a defensible, documented basis.
- Property and entity-level chart of accounts
- Monthly owner reporting package by property
- CapEx and repair tracking log
- Shared-cost allocation methodology documentation
When this service may fit
- You own or manage more than a couple of properties in one blended set of books
- Partners or investors need reporting broken out by property or entity
- A refinance or sale requires property-specific financial statements
- You can't currently tell which properties in your portfolio are actually performing
Often handled together
Clients who use this service often add these. Tick any to see the combined starting price.
How It Works
Portfolio and entity structure review
Map properties, ownership entities, bank accounts, and management-company reports to a consistent reporting structure.
Chart-of-accounts redesign by property and entity
Reconcile rent receipts, security deposits, mortgage activity, and intercompany transfers to supporting records.
Reporting package design and first-cycle delivery
Separate operating expenses from capital projects and produce property-level income and cash reports.
Ongoing monthly execution
Review exceptions with ownership and coordinate the year-end schedules needed by the tax preparer.
Your Role
Provide current rent rolls, management statements, financing documents, and invoices for improvements. Identify which entity owns each property and approves expenses.
Service Scope
Leasing, rent collection, tenant disputes, property valuation, and on-site management are outside the accounting engagement. Tax returns and engineering studies are separately scoped.
Start Property-Level Accounting online
Choose the closest scope and send your request online. We’ll confirm the final work and fee in writing before anything begins.
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