Landlord OS — The Rental Property Spreadsheet That Runs Your Portfolio
If you’ve ever spent an April evening digging through a shoebox of receipts, this spreadsheet was made with you in mind.Owning a few rentals is a funny in-between place. Too many units to keep in your head, too few to justify $30 a month for property software with features you’ll never touch. So the rent lives in a notebook, the water heater invoice lives in a drawer, and somewhere around tax time it all catches up with you.Landlord OS is the whole operation in one tidy spreadsheet. Open it, swap the sample properties for yours, and it quietly keeps track of everything that matters: • A dashboard that answers the questions you actually ask — Is everything rented? Who paid this month? What did that fourplex really make after the plumber? Occupancy, collected vs. scheduled rent, expenses, NOI, and cash flow, all in one glance • Lease radar — a little counter that taps you on the shoulder when a lease is 90 days from ending, because renewals should never be a surprise • A rent grid you can read at arm’s length — one row per unit, one column per month; a short month or a blank cell stands out immediately • Expenses filed the way your tax preparer wishes you filed them — categories that mirror IRS Schedule E lines, so April becomes a handoff instead of an excavation • A maintenance log — because “when did we fix that drain, and what did it cost” comes up more often than you’d think, especially in disputes and at sale timeWorks in Excel and Google Sheets. No subscription, no login, no per-unit pricing. It comes filled with realistic sample data — a duplex, a fourplex, one vacancy, one tenant who paid short in May — so you can see how it behaves before you put your own numbers in.Setup takes about fifteen minutes, and the Start tab holds your hand the whole way.FAQQ: Excel or Google Sheets?A: Both. Built in Excel; imports cleanly into Sheets (File → Import).Q: How many units can it handle?A: It’s happiest between 1 and 20 units. Past 25 or so, you’ve earned real property software — this is for everyone still below that line.Q: Is this tax advice?A: No. The categories mirror Schedule E so your bookkeeping arrives clean, but what’s deductible is a conversation for your tax professional.Q: What about next year?A: Duplicate the file, clear the rent and expense rows, rename it. Your properties and leases carry right over. Instructions included.Q: Refunds?A: 30 days, no questions. If it doesn’t earn its keep, it shouldn’t keep your money.
Get it → cutlerhealers.gumroad.com