Your wealth, fully managed for landlords
A flat-fee CPA and financial planner team that gives you personalized, holistic advice across your taxes and financial plan. We plan your rentals’ depreciation, losses and sale taxes, and prepare your returns with each property’s schedule.
What we handle for landlords
A rental is a small business taxed by its own rules. This is the work we do on yours.
- 01
Depreciation, set up right
Residential buildings depreciate over 27.5 years and land not at all. A $440,000 building gives about $16,000 a year, which can turn positive cash flow into a tax loss.
- 02
Rental losses
Losses are passive. If you actively participate and your modified AGI is under $100,000, up to $25,000 can offset other income; the allowance is gone at $150,000 and the rest carries forward.
- 03
Each property’s return
Your CPA handles depreciation and deductible expenses for each property, working from your purchase and improvement records, and files it with the rest of your return.
- 04
Cash flow and reserves
Rent minus the mortgage is not the profit. We plan vacancies, repairs and capital costs into the property’s cash flow and your household reserve.
- 05
Keep, refinance or sell
We compare the rent you would keep with the cash a sale or refinance would free up, after debt, selling costs and tax, and what that cash could do elsewhere.
- 06
The whole balance sheet
Properties and mortgages sit in the same plan as your retirement accounts and investments, so equity in a rental counts toward your goals without being mistaken for cash.
How Nino helps landlords
A tax preparer sees your rentals once a year; a planner often never sees them. On an Advisor plan your CPA and financial planner work from the same picture of your properties, debt and other income, and file the return that follows from it.
Book a free consultation-
A plan in your first two weeks
Your CPA and financial planner build a tax and financial plan around your properties, mortgages and goals, then revisit it every quarter.
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Records that make the return
Upload closing statements, improvement receipts and rent ledgers to your vault. Your CPA uses them for depreciation and expenses, and files nothing until you approve it.
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Property in the software
Nino’s AI software shows property values and mortgages beside your other accounts, read-only, so you can ask what a sale, a paydown or another purchase would do to your plan.
What should you check before buying or selling?
Four rules that change the answer on a rental decision.
The tax on depreciation at sale
When you sell, the gain from depreciation you took, or could have taken, is taxed at up to 25%, and the rest as a capital gain. Plan the sale with that bill in view.
A former home turned rental
Once you move out you have up to three years to sell and still meet the two-of-five-year test for the $250,000 or $500,000 home sale exclusion. Depreciation taken while it was a rental is not covered.
Cash flow versus taxable income
Depreciation and other deductions mean a rental can lose money on paper while paying you each month, or the reverse. Plan from both numbers.
Paying down the mortgage
Compare the loan rate, after any tax benefit, with what the cash would earn elsewhere. Money paid into a property comes back only by selling or borrowing. See pay off the mortgage or keep the cash.
Pick your plan
Every Advisor plan includes a CPA and financial planner team, federal and state tax filing, and our Ultra software.
Essential
- Everything in Ultra software, plus:
- A dedicated CPA and Financial Planner team for you
- Single-filer return, quarterly taxes included
- Retirement & equity planning
- Quarterly advisor access
- Rentals
- 0
- K-1s
- 0
- States
- 1
- Brokerage
- 3
Plus
Most Popular- Everything in Essential, plus:
- A dedicated CPA and Financial Planner team for you and your spouse
- Married filing jointly return, international coverage included
- One coordinated plan for both of you
- Quarterly and ad hoc advisor access
- Rentals
- 2
- K-1s
- 5
- States
- 3
- Brokerage
- 5
Premier
- Everything in Plus, plus:
- Business bookkeeping and tax filings, priced by complexity
- Joint or single return, complex international coverage
- Advanced equity & estate planning
- Priority advisor access
- Rentals
- 5
- K-1s
- 10
- States
- 5
- Brokerage
- 10
Software plans starting from $20 a month
Our AI financial assistant on its own, with a 7-day free trial.
Guides for landlords
Read up on these decisions, or run your own numbers.
Should You Pay Off Your Mortgage or Keep the Cash?
Compare interest saved with after-tax returns, liquidity, and household risk before paying down a mortgage.
Read guideWhat Is the Net Investment Income Tax (NIIT)?
NIIT is a 3.8% tax on certain investment income above income thresholds. See who pays, what counts, and how to calculate it.
Read guideBuy, Borrow, Die
Borrowing against appreciated assets can defer capital gains tax, but interest, collateral calls, and estate rules can outweigh the benefit.
Read guideWhat Is Taxable Income?
Taxable income is income after eligible adjustments and deductions. See how it differs from gross income, AGI, and the tax you owe.
Read guideHome Equity Calculator
Calculate your equity and explore potential borrowing capacity and future mortgage paydown.
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