Know your basis.
Understand what your property is worth, what it will finance for, and whether the next improvement is feasible, on a nightly basis.
Asset management, sized for one owner.
A fund marks its assets quarterly. It knows what each property is worth today, what it would finance, and whether capital is better deployed here or somewhere else. That discipline is why institutional real estate compounds.
You underwrote once, before you owned it, and then the spreadsheet went in a folder. Every decision since — refinance, improve, hold, sell — has been made on instinct and a bank balance.
NightlyBasis is that discipline, not another dashboard forecasting what a property might earn. The same engine that priced the purchase re-solves against what the property actually earns, what you actually put into it, and what a lender will actually lend today.
The deal page — verdict, judgments, and the record underneath it.
Four questions, one engine.
Every answer carries the date it was calculated and the solidity of what went into it. A judgment built on six-month-old revenue says so.
What can I pay?
A maximum defensible offer, reverse-solved against DSCR and LTV, whichever binds. Returns no ceiling rather than a fabricated one when the math doesn't support one. Free, unlimited, no account.
What will it finance?
Trailing performance re-solved into current income value, against your existing debt. Refi headroom, and where the coverage floor sits before you call a lender.
Does this improvement clear?
A second bathroom at $40,000 — what it does to the rate you can charge, what it adds to income value, and whether the finance math supports it. Before you spend it, not after.
Hold or sell?
What the property is worth as an operating business against what a sale nets after basis and recapture. The biggest decision you'll make about an asset, and the one nobody currently has a number for.
None of that works without the books.
Asset management needs continuously current inputs. That’s why the bookkeeping is here — not as a separate product, but as the thing that keeps every judgment above it honest.
Renovation spend classified as it lands, against the budget that set it. Channel payouts decomposed the same way every month. An account structure built for short-term rentals rather than borrowed from Schedule E. Basis that accumulates instead of being reconstructed in April.
Where basis is made or lost
Renovation spend logs against the budget that set it and the property it belongs to. Capitalize or expense is decided when the charge lands, not eighteen months later from a shoebox.
Budgeted at $7,000
Measured, not guessed
The part nobody budgets for
Furnishing, licensing, insurance binding, utilities on an empty house. Closing to first guest is the least-measured stretch of the whole project — and most of what happens in it is capitalizable.
Books that reconcile to the forecast
Monthly revenue and expenses land in the account structure the underwriting used, so variance reads as variance instead of as two documents that don't agree.
October, one property
From logged actualsOne owner budgeted $7,000 to furnish a cabin. The finished number was $29,000. Basis, depreciation, and the hold-or-sell math are all wrong by that difference until someone counts it.
Every dollar classified. Nothing guessed.
Most transactions classify themselves. Some don’t — a $4,200 home improvement charge is a repair you deduct or an improvement you capitalize, and only you know which. So we ask, in plain language, batched by pattern, and less each month as the property teaches us its patterns.
One payout, decomposed the same way every month.
Illustrative figures for one month, one property — the structure is what carries over, not these numbers.
Why the numbers hold up.
Sourced where it can be sourced
Property tax comes from the county assessor's own record; modeled figures are labeled as modeled.
Debt sized the way a lender sizes it
DSCR or LTV, whichever binds, with a real amortization schedule behind it — the same math a lender underwrites to, not a simplified estimate.
Comps that admit when they're thin
Every comps-based number carries a label for how solid the sample behind it is.
Your revenue, not an estimate
Trailing actuals from your PMS. Where you'd rather use an outside estimate, bring your own and it's labeled as your assumption.
Built for the owner-operator.
A handful of short-term rentals, often across separate entities, financed with debt, with real renovation work in the mix. Not the casual host with a spare room, and not an institutional fund — though the discipline is borrowed from one.
How it works
Start with an address.
A verdict on any property, owned or not, before you connect anything.
Connect what you already use.
PMS or channels for revenue, bank and cards for spend. Existing AirDNA figures come in as your own assumption.
Answer a few questions a month.
The ambiguous transactions, batched. A few minutes, and every judgment stays current.
Priced per property. Try it today for free.
Annual billing takes two months off. Your records stay readable and exportable whether or not you’re paying.
Free
- Unlimited acquisition verdicts
- 1 connected property
- Refi and improvement verdicts
- Books, queue, P&L
- Basis and depreciation
- Multiple entities
- Portfolio rollup
Standard
- Unlimited acquisition verdicts
- Unlimited connected properties
- Refi and improvement verdicts
- Books, queue, P&L
- Basis and depreciation
- Multiple entities
- Portfolio rollup
Portfolio
- Unlimited acquisition verdicts
- Unlimited connected properties
- Refi and improvement verdicts
- Books, queue, P&L
- Basis and depreciation
- Multiple entities
- Portfolio rollup