# 119-s-969: Stop Predatory Investing Act

119-s-969, Stop Predatory Investing Act, is a 119th Congress bill sponsored by Sen. Warnock, Raphael G. [D-GA] (D-GA); status introduced; PRIA reads it as touching household money (as of 2026-04-21).

- Canonical: https://policyrisk.com/legislation/119-s-969
- As of: 2026-04-21
- Plain-text twin of the page above; the HTML and this file carry the same facts.

## Facts
- Bill: 119-s-969
- Congress: 119
- Title: Stop Predatory Investing Act
- Status: introduced
- Introduced: 2025-03-11
- Sponsor: Sen. Warnock, Raphael G. [D-GA] (D-GA)
- Cosponsors: 12
- Policy area: Taxation
- Touches household money: yes
- Last recorded action: 2026-04-21

## Summary

**Blocks tax deductions for interest and depreciation for large single-family rental owners.** This bill would deny ordinary interest deductions and depreciation for single-family residential rental properties owned by taxpayers who own 50 or more such properties, while carving out sales to individual homebuyers and certain affordable-housing nonprofits. - Large landlords: Owners who directly or indirectly hold 50 or more single-family rental properties would not be able to claim ordinary interest deductions or depreciation for those properties. The depreciation rule allows limited relief in the taxable year of a qualifying sale. - Individual buyers and community housing groups: Sales to an individual for use as that person’s principal residence or to qualified nonprofits would be exempt. Qualified nonprofits include community development corporations, community housing development organizations, land banks, resident-owned cooperatives, community land trusts, and subsidiaries of public housing agencies. - Tax mechanics and enforcement: The bill would treat related entities as one taxpayer to stop fragmentation, bar treating disallowed interest as capitalized under current elections, and direct the Treasury to write regulations to prevent avoidance.

## Cosponsors (12)

- Sen. Smith, Tina [D-MN] (D-MN), 2025-03-11T00:00:00.000Z
- Sen. Wyden, Ron [D-OR] (D-OR), 2025-03-11T00:00:00.000Z
- Sen. Baldwin, Tammy [D-WI] (D-WI), 2025-03-11T00:00:00.000Z
- Sen. Warren, Elizabeth [D-MA] (D-MA), 2025-03-11T00:00:00.000Z
- Sen. Gallego, Ruben [D-AZ] (D-AZ), 2025-03-11T00:00:00.000Z
- Sen. Reed, Jack [D-RI] (D-RI), 2025-03-11T00:00:00.000Z
- Sen. Sanders, Bernard [I-VT] (I-VT), 2025-03-11T00:00:00.000Z
- Sen. Klobuchar, Amy [D-MN] (D-MN), 2025-03-11T00:00:00.000Z
- Sen. Welch, Peter [D-VT] (D-VT), 2025-03-11T00:00:00.000Z
- Sen. Blumenthal, Richard [D-CT] (D-CT), 2025-03-11T00:00:00.000Z
- Sen. Booker, Cory A. [D-NJ] (D-NJ), 2025-03-11T00:00:00.000Z
- Sen. Heinrich, Martin [D-NM] (D-NM), 2025-10-27T00:00:00.000Z

## Provisions PRIA read

- Large landlords lose rental deductions: cost, high. This bill would stop many tax breaks for people or entities that own 50 or more single‑family rental properties. You would not be able to take depreciation or deduct interest on any such property you own. A "single family" rental means buildings with four or fewer units (townhouses counted separate…

## Related bills

- 119-s-5066: Health Equity and Accountability Act of 2026
- 119-s-3990: PrEP Access and Coverage Act of 2026
- 119-s-2823: FAMILY Act
- 119-s-2763: Keep Billionaires Out of Social Security Act
- 119-s-51: Washington, D.C. Admission Act
- 119-s-5108: Right to IVF Act of 2026

## Sources
- [119-s-969 on Congress.gov](https://www.congress.gov/bill/119th-congress/senate-bill/969)

## Related
- [119-s-5066: Health Equity and Accountability Act of 2026](https://policyrisk.com/legislation/119-s-5066)
- [119-s-3990: PrEP Access and Coverage Act of 2026](https://policyrisk.com/legislation/119-s-3990)
- [119-s-2823: FAMILY Act](https://policyrisk.com/legislation/119-s-2823)
- [119-s-2763: Keep Billionaires Out of Social Security Act](https://policyrisk.com/legislation/119-s-2763)
- [119-s-51: Washington, D.C. Admission Act](https://policyrisk.com/legislation/119-s-51)
- [119-s-5108: Right to IVF Act of 2026](https://policyrisk.com/legislation/119-s-5108)
- [All bills in Congress](https://policyrisk.com/legislation)

Source: PRIA, https://policyrisk.com/legislation/119-s-969 (as of 2026-04-21).