A rental bookkeeping app for landlords and a portfolio tracker for investors. Your portfolio. Your device. Your privacy.
For Mac and Windows. From $179 a year. 30-day money-back guarantee.
Dear landlord,
If you own one to three rentals and keep your own books, here is a way to have your Schedule E ready before tax season starts... and keep every number on the computer on your desk.
Here is how it works.
Most landlords start with a spreadsheet. One tab for rent. One for repairs. One for the mortgage. Maybe a folder of receipts photographed on your phone.
It holds up fine all year. Then January comes, and you are matching receipts to properties, working out depreciation by hand, and moving totals onto Schedule E one line at a time.
So you look at the free online tools. They do the bookkeeping well. They also keep your property addresses, mortgage balances, rents and tax records in an account on their servers.
SealedFolio does the same job on your own computer.
You add a property. You record rent and expenses, or bring bank transactions in through Plaid, using your own Plaid account keys, when you want to. You add tenants, leases and mortgages. Drop in a receipt, a tax bill or a lease, and the AI model running on your computer reads it and fills in the fields for you.
At tax time you open Reports and run Schedule E, or T776 if you file in Canada. Depreciation is worked out for you per property, on the 27.5 or 39 year schedule. You export the report as a PDF or CSV and hand it to your accountant, or type it into your tax software yourself.
And the whole time, your books sit in an encrypted vault on your Mac or PC, opened by a master password that only you know.
The rest of this page shows you the problems it was built to fix, what it looks like running, every feature in it, exactly how your data is handled, what it costs, and the guarantee that lets you try it for a full month on our money.
Landlords who outgrow a spreadsheet, a free tool or general accounting software keep running into the same problems. Here are nine of them, with what SealedFolio does about each one.
Stessa
You choose how transactions come in: Plaid bank import on either plan with your own Plaid keys, or OFX, QFX, CSV and QIF files on Portfolio. You review every row before it lands in your books.
Baselane
SealedFolio builds Schedule E, T776, income statement, balance sheet, general ledger, cash flow and rent roll reports on your computer. Portfolio adds CapEx, budgets and scenarios.
QuickBooks
SealedFolio is built around rentals. Every transaction ties to a property, and the rental categories feed your Schedule E and T776 lines.
Spreadsheets
Your rent, expenses and mortgages live in one place, already sorted by property and category. On Portfolio you can import your old spreadsheet as a CSV file and keep going from there.
Stessa
Your records stay in an encrypted vault on your own computer. The vault opens with your master password, which we never see.
Cost
Two prices, shown in full. Pro is $19 a month or $179 a year. Portfolio is $39 a month or $297 a year. SealedFolio records rent payments and leaves the money handling to you, so there is nothing else to pay.
Spreadsheets
SealedFolio works out straight-line depreciation for each property over 27.5 years for residential or 39 for commercial, with the land value taken out. There are no formulas for you to maintain.
QuickBooks
Open SealedFolio, add a property and start recording. The rental categories are already there.
Offline
SealedFolio is a native Mac and Windows app. Your books, reports, tenants and documents open and work offline.
Below, a sample property tax bill goes into SealedFolio. The AI model on the computer reads it and fills in the fields. Then watch the short demo: documents, rent roll, tenant ledgers and Schedule E, all in the encrypted vault.
Books, tenants, documents, analytics and tax reports in one desktop app. Everything is stored on your computer, and the optional online features are listed in full under Privacy below.
Your database is protected by SQLCipher. Documents get per-file XChaCha20-Poly1305 encryption. Argon2id key derivation. Decrypted only in memory, on demand.
Drop in a mortgage document, tax bill, lease or receipt, and the local AI extracts the fields for you. The model runs on your device after a one-time download, and your documents stay on your computer.
ROI, cap rate, cash-on-cash return, equity tracking, cash flow analysis, occupancy rates, and portfolio snapshots, calculated locally across your entire portfolio.
Full tenant profiles, lease tracking, rent collection with payment history, per-tenant ledgers, portfolio-wide rent roll reports, and vacancy management.
Generate Schedule E (US), T776 (Canada), income statements, balance sheets, general ledger, and cash flow reports. Export everything to CSV.
Multi-profile system with role-based permissions. Owners have full control, managers can read and write, viewers are read-only. Profile selector when you open the vault.
Every feature in the app today, all running on your own computer.
SealedFolio is a native desktop app for Mac and Windows. Your properties, tenants, transactions and documents live in an encrypted vault on your own computer. The vault opens with a key made from your master password, and that password stays with you. License checks send our server your license key and a hashed fingerprint of the computer, plus the computer's name on first activation.
The app goes online for these features, and each one runs only when you use it:
SQLCipher database encryption
Your local database is encrypted at rest and opened with your master password
XChaCha20-Poly1305 per-file encryption
Each document and photo gets a unique key. Compromising one file can't compromise another.
Argon2id key derivation (memory-hard)
64MB memory cost, 3 iterations. Brute-force resistant by design.
Local AI, no external AI API calls
Document scanning runs on your device after any optional model download.
Keys wiped from memory
Encryption keys are zeroed out of memory when they are no longer needed and when you lock the vault
Your Master Password
Never stored. Never transmitted.
Argon2id Key Derivation
64MB memory, 3 iterations, 4 threads
Database
SQLCipher
Local vault
Documents
XChaCha20
Per-file keys
Photos
XChaCha20
Per-image
Encrypted on Your Device
Decrypted only in memory, on demand
Each comparison has its own page, so every rival's features can be checked and dated on one screen.
SealedFolio is sold as a paid Pro or Portfolio subscription, and that subscription pays for the app. The desktop app sends no usage analytics, and we run no cloud database for your properties, tenants or documents. So the app has one job: keep your books in good order, on your own computer.
Pro, if you own 1 to 3 rentals. Portfolio, if you own more, or want to import years of history from files. Every SealedFolio plan is paid at checkout and your first purchase includes a 30-day money-back guarantee. No free trial. Your license key and download links are on the page that opens after checkout.
$179/yr
Works out to $14.92 a month, $49 less than 12 months at $19.
$179/yr, charged today. 30-day money-back guarantee.
$297/yr
Works out to $24.75 a month, $171 less than 12 months at $39.
$297/yr, charged today. 30-day money-back guarantee.
Your first payment comes with a 30-day money-back guarantee.
Set up your properties. Record a month of rent and repairs. Scan a few receipts. Run the Schedule E report and look at it.
If SealedFolio is not for you, email [email protected] within 30 days of that first payment, from the email address you bought with, and we refund it in full. The refund also cancels future renewals and ends the license. The full wording is in our terms.
Click Buy SealedFolio below and pick Pro or Portfolio, yearly or monthly.
Pay at checkout. The download page opens with your license key on it. The same key arrives by email from [email protected] within a few minutes.
Download SealedFolio for Mac or Windows from that page and install it.
Open it and set your master password. Save the recovery key it shows you somewhere safe, such as a password manager.
Open Settings, License and paste your key. Then add your first property and record this month's rent.
The 2026 tax year closes on December 31. Start now, and you have the rest of the year to get this year's rent and expenses into one place before you file.
Thank you for reading this far.
P.S. Pro is $179 a year for up to 3 rentals, with Schedule E and T776 built in and every record kept on your own computer. Click Buy SealedFolio, pay at checkout, and your key is waiting on the download page. Your first payment carries a 30-day money-back guarantee, so you can run a full month of books, Schedule E included, before you decide.
Run the numbers before you buy. The maths runs in your browser, so the figures you type are never sent to us.
Enter rent, expenses, and price to get NOI and the capitalization rate. Includes a reverse mode that values a property from its NOI.
Estimate rental income against the main deductible expenses, including repairs, insurance, and depreciation.
Straight-line depreciation over 27.5 years residential or 39 years commercial, with the land portion excluded.
Gross rent minus vacancy and operating costs, so you can see what a unit actually nets.
Annual pre-tax cash flow measured against the cash you actually put in, which is the number that matters on a financed deal.
Cash flow, rental ROI, mortgage, rent vs buy, 1031 exchange, depreciation recapture and more.
Selling a rental to trade up? Price what a 1031 exchange would defer before you list it. Tracking a whole portfolio rather than a single deal? See local property management software, or the breakdown for landlords and commercial owners.