ValleyUnit vs TenantCloud
Both track depreciation. Only one exports the IRS form.
TenantCloud tracks depreciation but can't export Form 4562
TenantCloud is the closest competitor to ValleyUnit on accounting. It tracks depreciation, maps expenses to Schedule E categories, and offers tax prep reports. But when it's time to actually file, TenantCloud stops short -- it doesn't generate the IRS Form 4562 you need for depreciation deductions, and it doesn't track 1099-NEC thresholds.
Feature Comparison
An honest look at what each platform does and doesn't do
| Feature | ValleyUnit | TenantCloud |
|---|---|---|
| Online rent collection (ACH) | Yes | Yes |
| Credit/debit card payments | Yes | Yes |
| Automatic late fees | Yes (flat or %) | Yes |
| Tenant portal | Yes | Yes |
| Maintenance requests | Yes (with photos) | Yes |
| Tenant screening | No | Yes |
| Listing syndication | No | Yes |
| E-signatures | No | Yes |
| Built-in accounting | Yes (lease-level ledgers) | Yes |
| P&L report | Yes (Starter+) | Yes |
| Balance Sheet | Yes (Pro) | No |
| AR Aging report | Yes (Pro) | No |
| Schedule E mapping | Yes (line-item level) | Yes (expense categories) |
| Depreciation tracking | Yes (Pro) | Yes (Business plan) |
| Form 4562 export | Yes (Pro) | No |
| 1099-NEC tracking | Yes (Pro) | No |
| Year-End Tax Pack | Yes (Pro) | Tax prep report available |
| Amortization tracking | No | Yes (Business plan) |
| Bank reconciliation | Yes (Pro, manual) | Yes (automatic) |
| Security alerts (default) | Yes | No |
| Data export (CSV/JSON) | Yes (full history) | Yes |
| Payment speed | 2-3 business days (Stripe) | ~7 business days reported |
| Unlimited units | No (10 max) | Yes (75 free) |
Pricing Comparison
TenantCloud
| Plan | Price | Units | Notable Features |
|---|---|---|---|
| Free | $0/mo | Up to 75 | Basic rent collection, screening |
| Starter | $15/mo | Unlimited | Tax reports, e-signatures |
| Growth | $50/mo | Unlimited | Owner portal, management fees |
| Business | $50+/mo | Unlimited | Depreciation, amortization |
ValleyUnit
| Plan | Price | Units |
|---|---|---|
| Free | $0/mo | 1 |
| Starter | $19/mo | 3 |
| Pro | $59/mo | 10 |
When to choose TenantCloud
- You have more than 10 units (75 free!)
- You need tenant screening
- You need e-signatures
- You want listing syndication
- You manage properties for others
- You want amortization tracking
- You want automatic bank reconciliation
- Budget is the primary concern
When to choose ValleyUnit
- You need Form 4562 for depreciation deductions
- You track vendor payments for 1099-NEC
- You want a CPA-ready tax package
- Payment speed matters (2-3 days vs ~7 days)
- Security alerts are non-negotiable
- You want a Balance Sheet report
- You want AR Aging
- You want full data portability
The real difference
TenantCloud and ValleyUnit are the closest competitors on this list. Both take accounting seriously. Both map expenses to Schedule E categories. Both track depreciation.
The split comes down to two things: breadth vs depth and what happens at tax time.
TenantCloud is broader. It does more: screening, listings, e-signatures, owner portals, amortization, automatic bank reconciliation, 75 free units. If you need a platform that handles the full landlording lifecycle, TenantCloud covers more ground at a lower price.
ValleyUnit is deeper on the tax finish line. It doesn't just track depreciation -- it exports the actual IRS form (4562). It doesn't just categorize expenses -- it packages everything your CPA needs in one download. It doesn't just track vendor payments -- it alerts you before you miss a 1099-NEC filing.
The question: do you need a broader tool that does good-enough tax prep, or a focused tool that gets the tax deliverables exactly right?
Frequently asked questions
Does TenantCloud have good accounting?
Better than most competitors, but reviewers still call it "basic" compared to full accounting software. TenantCloud offers P&L reports, tax prep reports with Schedule E categories, and depreciation tracking on the Business plan. It does not offer Balance Sheet, AR Aging, or Form 4562 export.
Why is TenantCloud's payment processing so slow?
This is TenantCloud's most common complaint. Users report ~7 business days from tenant payment to landlord bank deposit. The delay is in their payment processing pipeline, not ACH itself. ValleyUnit uses Stripe, which typically settles in 2-3 business days.
Does ValleyUnit offer tenant screening?
No. ValleyUnit focuses on rent collection, accounting, and tax prep. For screening, use TransUnion SmartMove, RentPrep, or a similar standalone service.
Can I switch from TenantCloud to ValleyUnit?
Yes. You'd set up properties, units, and leases from scratch in ValleyUnit (about 15-30 minutes for a small portfolio). There's no automated import, but for 1-10 units the manual setup is quick.
Which free plan is better?
TenantCloud's free plan is far more generous -- 75 units with basic features including screening and listings. ValleyUnit's free plan covers 1 unit but includes the full lease-level ledger. If you just need basic rent collection for multiple units at zero cost, TenantCloud wins. If you have one unit and want proper financial tracking from day one, ValleyUnit's ledger is more useful.
TenantCloud has depreciation tracking -- why do I need ValleyUnit?
Tracking depreciation and filing depreciation are two different things. TenantCloud calculates your depreciation expense and shows it in reports. ValleyUnit does that too, but also exports Form 4562 -- the actual IRS form you attach to your tax return. Without the form export, you or your CPA still have to manually create Form 4562 from the numbers.
Want your depreciation to export as an actual IRS form?
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