abode

Investment analysis + property management

Analyze the deal. Run the property. All in one place.

Abode works out cap rate, NOI, DSCR, cash-on-cash and equity on every property you own or are thinking of buying. It also handles the day-to-day: maintenance requests, rent, leases and tenants. Built for owners who manage their own rentals.

Free for 14 days · No card to start · Or try the deal analyzer first, no signup

Sample portfolio · 3 properties · 7 units
Good morning
98% of rent collected
NOI · yr
$71,900
Cap rate
7.4%
DSCR
1.38
Cash-on-cash
7.8%
Cash flow · last 8 monthsInOut
New request: leaking kitchen faucet
Maple St, Unit 2 · sent by the tenant with 2 photos
Assign
Choose a tenant for Linden, Unit 3
Two applications scored · empty 23 days
−$52/day
Kevin paid $1,000 of $1,550
A friendly reminder is drafted
$550 due
Read-only bank links. Abode can see transactions, never move money.
Your data is yours. Export every property to CSV in one click.
Tax time, sorted. Every dollar lands in a category your accountant knows.

Two jobs, one app

Most landlords use one tool to run the numbers and another to run the building. Abode does both, and connects them.

AnalyzeCap rate, NOI, DSCR, cash flow, cash-on-cash, equity and total return, for every property you own and every deal you're weighing.See the metrics →ManageMaintenance requests, rent collection, leases, renewals and tenant screening, with reminders that go out on their own.See how it runs →
ConnectedApprove a $340 faucet repair and your NOI, cap rate and DSCR update the same minute. You always know what the day-to-day is doing to your returns.

Analyze

Every number a lender or investor will ask you for.

Worked out live from your real rent and expenses, with the math one click away. Sample: a $320k duplex, year 1.

Net operating incomeNOI
$25,680
Rent after vacancy and running costs, before the mortgage.
Cap rateNOI ÷ price
8.0%
What the property earns on its price, as if you paid cash.
Cash flowNOI − loan
$543/mo
What actually lands in your account each month.
Cash-on-cash returnCoC
7.3%
Yearly cash flow on the cash you put in.
Debt service coverageDSCR
1.34
How many times rent covers the loan. Lenders want 1.25+.
EquityValue − loan
$82,400
What you own outright, growing with every payment.
Total returnYear 1
10.0%
Cash flow plus loan paydown, on the cash you put in.
Loan-to-valueLTV
75%
How much of the property the bank still owns.
Gross rent multiplierGRM
8.3
Price divided by a year of rent. A quick screen for deals.
Expense ratioOpEx ÷ income
30%
How much of every rent dollar goes to running costs.
Break-even occupancyBEO
78%
How full it must be to cover costs and the loan.
Payback periodMoney back
10 yrs
When cash flow and paydown return your down payment.

Deal analyzer · try it, no signup

Run a deal before you make the offer.

Set the price, financing and rent. Assumes a 30-year loan and 3% closing costs.

$320,000
25% · $80,000
7%
$3,200
$900
5%
NOI · per year
$25,680
Cap rate
8.0%
Cash flow · per month
$543
Cash-on-cash
7.3%
DSCR
1.34
Equity built · year 1
$2,438
Lenders would likely approve this.
Rent covers the loan 1.34 times over, above the 1.25 most DSCR lenders look for.
Save this deal and compare it

Manage

The day-to-day, handled. Without hiring a property manager.

Maintenance requests

From "the sink is leaking" to paid and filed, in one thread.

  • 1Tenants send requests from their phone, with photos, through a link. They don't need an app.
  • 2You approve and assign a vendor. Abode texts the tenant the time slot and keeps everyone updated.
  • 3The invoice lands in your books. It's filed under repairs for taxes and flows straight into NOI and cash flow.

Rent collection

See who paid, who paid part and who's late. Friendly reminders go out before the grace period ends.

Leases and renewals

Every lease, deposit and end date in one place. Abode flags renewals 90 days out so you're never caught short.

Tenant screening

Applications come in through one link and get scored on income and history, so you compare applicants side by side.

Books and taxes

Bank transactions sort into rent, repairs, mortgage and utilities. At tax time your accountant gets a clean export.

How it works

Set up over a coffee. Then it runs itself.

  1. 1

    Add your properties

    Price, loan, units and rent. Your cap rate, DSCR and returns show up as soon as you save.

  2. 2

    Connect money and tenants

    Link your bank read-only and send tenants one link for rent and maintenance requests.

  3. 3

    Get one calm brief

    Requests, late rent and decisions, ordered by what waiting costs, next to how your returns are tracking.

Who it's for

For owners who invest and self-manage.

Abode is built for people who buy a few rentals, run them on evenings and weekends, and want to know which one to buy next. If that's not you, we'd rather say so now.

Abode fits if you

  • Own rentals and manage them yourself
  • Are looking at your next deal and want real numbers
  • Are juggling texts, spreadsheets and a shoebox of receipts

Look elsewhere if you

  • Manage hundreds of units for other owners
  • Need trust accounting for a brokerage
  • Underwrite large commercial or syndicated deals

Pricing

Simple plans for any number of doors. Tenant screening is free.

Every account starts with 14 days of everything, no card. Pay by card, debit card or Apple Pay; cancel anytime.

Free

Tenant screening, paid by the applicant

$0 / month
  • Credit, background, income and employment checks
  • Applications through one link, scored side by side
  • Decisions and adverse-action notices
Start free

First Key

Know every number

$10 / month
  • Every metric: NOI, cap rate, DSCR, cash-on-cash
  • Income, expenses, reports and taxes
  • Deal analyzer, rent roll and vendors
Start free

Estate

Paperwork handled

Most owners
$15 / month
  • Everything in First Key
  • Lease creation with state checks
  • Send leases and collect signatures
Start free

Empire

The day-to-day, handled

$20 / month
  • Everything in Estate
  • Tenant repair requests through one link
  • Maintenance board: scheduling, tracking and costs
Start free

Questions owners ask first

Which numbers does Abode work out?

NOI, cap rate, cash flow, cash-on-cash return, DSCR, equity, loan-to-value, total return, gross rent multiplier, expense ratio, break-even occupancy and payback period. Each one is shown per property and for the whole portfolio, with the formula behind it.

Can I analyze a property I don't own yet?

Yes. Save deals in the analyzer, compare them side by side, and see how each would change your portfolio's returns before you make an offer.

How do tenants send maintenance requests?

You send each tenant one link. They can describe the problem and add photos from their phone, no app or password needed, and they get updates by text.

Do I have to link my bank?

No. You can upload a spreadsheet or type transactions in. Linking is read-only and just saves you the typing.

Does this replace my accountant?

No. It keeps your books clean all year, so tax time is a short meeting rather than a shoebox of receipts.

What happens when the free trial ends?

Choose a plan to keep the features you use. If you don't, paid features lock, tenant screening stays free, and your data stays exactly where it is until you come back.

How do I pay, and can I cancel?

By credit card, debit card, Apple Pay or Google Pay on Stripe's secure checkout. Cancel anytime from Plan & billing; your plan stays on until the end of the month you paid for.

Know your cap rate, DSCR and cash flow by lunch.

Add one property in five minutes. Free for 14 days, no card.

Add my first property