SealedFolio — Private Real Estate Portfolio Management

Your financial data doesn't belong on someone else's server

Every cloud-based portfolio tool stores your property addresses, mortgage details, rental income, and tax documents on their servers. They can be breached, subpoenaed, or sold.

Cloud tools see everything

Stessa, Baselane, and TurboTenant store your property data, financials, and documents on their cloud. Their privacy policy lets them analyze and monetize your data.

Breach risk is real

Centralized databases are high-value targets. One breach exposes thousands of investors' property addresses, mortgage details, and net worth — all in one place.

No offline access

Cloud apps don't work without internet. No signal at a property showing? No access to your financials during a meeting? Too bad.

Everything runs on your machine

A complete real estate management platform — portfolio tracking, tenant management, AI document scanning, analytics, tax reports, and more — all powered by local computation with military-grade encryption.

AES-256 Encrypted Vault

Every byte encrypted with SQLCipher. Documents get per-file XChaCha20 encryption. Argon2id key derivation. Decrypted only in memory, on demand.

AI Document Scanning

Drop in a mortgage doc, tax bill, lease, or receipt — the local AI extracts every field automatically. Runs a private LLM on your Mac. Your documents never leave your device.

Full Portfolio Analytics

ROI, cap rate, cash-on-cash return, equity tracking, cash flow analysis, occupancy rates, and portfolio snapshots — calculated locally across your entire portfolio.

Tenant & Rent Management

Full tenant profiles, lease tracking, rent collection with payment history, per-tenant ledgers, portfolio-wide rent roll reports, and vacancy management.

Tax-Ready Reports

Generate Schedule E (US), T776 (Canada), income statements, balance sheets, general ledger, and cash flow reports. Export everything to CSV.

Team Shared Access

Multi-profile system with role-based permissions. Owners have full control, managers can read and write, viewers are read-only. Profile selector on vault unlock.

The complete feature set

Every feature you need to manage a real estate portfolio — no cloud required.

Portfolio Management

Unlimited properties— residential, commercial, multi-family, land

Valuation history tracking— appreciation over time

Multi-unit management— units with individual rent, beds, baths, sqft

Property archiving— hide sold/inactive properties

Encrypted photo gallery— per-image encryption

Drag-and-drop portfolio reordering

Financial Tracking

Income & expense tracking— categorized with auto-rules

Recurring transactions— weekly, monthly, quarterly, yearly

CSV, OFX, QFX, QIF import— with column mapping wizard

Transaction splits— allocate across multiple properties

Tax-deductible flagging— filter deductible expenses

Custom tags & auto-categorization rules

Mileage tracking— log trips for tax deductions

Budgets & budget vs. actual analysis

Mortgages & Financing

Multiple mortgages per property— lender, rate, term, balance

Amortization schedules— full principal/interest breakdown

Mortgage comparison tool— compare up to 3 scenarios side-by-side

Escrow tracking— taxes & insurance escrow amounts

Tenant & Rental Operations

Full tenant profiles— contact info, lease dates, rent, deposit, employer

Rent payment recording— cash, check, ACH, Venmo, Zelle

Per-tenant ledger— monthly charges, payments, running balance

Portfolio-wide rent roll report— all tenants across all properties

Vacancy tracking— occupancy rates, vacant unit monitoring

Expiring lease alerts— 30-day dashboard notifications

Rental listing generator— create and publish vacancy listings

Tenant status tracking— active, notice, eviction, past

Property Operations

Work orders & maintenance tracking— priority, status, costs

CapEx project management— budgeted vs. actual spending

Insurance policy tracking— expiration alerts, coverage, deductibles

Service provider contacts— 26 types: plumber, electrician, attorney, etc.

Legal form templates— leases, notices, addendums, checklists

Encrypted document vault— upload, view, scan any file type

Analytics & Reports

Portfolio dashboard— total value, income, cash flow, occupancy

Schedule E (US) & T776 (Canada) tax reports

Income statement & balance sheet

General ledger & cash flow reports

ROI metrics— cap rate, cash-on-cash, total return

Equity timeline & portfolio snapshots

CapEx reports— budgeted vs. actual by property

What-if scenario analysis— model investment scenarios

CSV export for all reports

Rent roll report with collection rate

Security & Team Access

AES-256-XTS database encryption— SQLCipher

XChaCha20-Poly1305 per-file encryption

Argon2id key derivation— 64MB memory, brute-force resistant

Multi-profile shared access— owner, manager, viewer roles

Vault lock/unlock— lock database, clear keys from memory

Encrypted backups & restore

Password change with database re-keying

API key management— for programmatic access

The Privacy Moat

We can't see your data.
Because we never have it.

SealedFolio is a native desktop app that runs entirely on your device. There is no server. There is no account. There is no cloud database with your financial records. Your data is encrypted with a key derived from your master password — a password we never see, store, or transmit.

AES-256-XTS database encryption (SQLCipher)

Every page of the database encrypted individually with HMAC authentication

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 API calls, no data exfiltration

Document scanning runs a private LLM on your Mac. Zero network calls.

Memory protection — keys zeroized on drop

Encryption keys locked in RAM (mlock), cleared immediately when no longer needed

How Your Data Flows

Your Master Password

Never stored. Never transmitted.

Argon2id Key Derivation

64MB memory, 3 iterations, 4 threads

Database

AES-256-XTS
SQLCipher

Documents

XChaCha20
Per-file keys

Photos

XChaCha20
Per-image

Encrypted on Your Device

Decrypted only in memory, on demand

No one else checks every box

Cloud tools track your portfolio but expose your data. Only SealedFolio gives you a complete management platform — privately.

Feature	Stessa	TurboTenant
Runs locally / offline
End-to-end encryption
AI document scanning
Tenant management	Basic
Rent roll & tenant ledger
Tax reports (Schedule E / T776)
Mortgage & amortization
Team / shared access
Legal form templates		Basic

How it works

Three steps. No account. No cloud signup.

1

Download & set password

Install SealedFolio on your Mac. Set a master password. That's your encryption key — we never see it.

2

Add your properties

Enter properties, import transactions from CSV/OFX, add tenants, and drop in documents. The AI scans and extracts data automatically.

3

Track & analyze

Full portfolio dashboard, cash flow analysis, ROI metrics, rent roll, tenant ledgers, and tax-ready reports. All computed locally.

Frequently asked questions

Is my data really private? How can I verify?

Yes. SealedFolio is a native desktop app — not a web app with a server backend. Your database and documents are encrypted with AES-256 and stored only on your device. You can verify this yourself: monitor network traffic with Little Snitch or Wireshark and you'll see zero outbound connections to our servers (because there are none). The only network call is to the licensing server (machine ID only, no user data).

What happens if I forget my master password?

We cannot recover your data. This is a feature, not a bug — it means no one, including us, can access your data without your password. We strongly recommend writing your master password down and storing it in a secure location (like a safe or a password manager).

How does AI document scanning work without the cloud?

SealedFolio runs a private AI model directly on your Mac. When you scan a document — a mortgage, lease, tax bill, or receipt — the AI reads it locally and extracts structured data (dates, amounts, parties, terms) without any network call. Your documents never leave your device.

Does it work offline?

Absolutely. Everything works fully offline. Your portfolio, analytics, document scanning, tax reports, tenant management — all run locally. Internet is only needed for license validation (once every 7 days, with a 14-day grace period).

Can I import data from Stessa or other tools?

Yes. SealedFolio supports CSV, OFX, QFX, and QIF import with a column mapping wizard. Export your data from Stessa, Baselane, or any banking tool and import it directly. Your data is encrypted immediately upon import.

Can multiple people access the same portfolio?

Yes. SealedFolio supports multi-profile shared access with role-based permissions. Create profiles for team members with owner (full access), manager (read/write), or viewer (read-only) roles. Each person selects their profile when unlocking the vault.

What reports can I generate for tax season?

SealedFolio generates Schedule E (US) and T776 (Canada) tax reports, income statements, balance sheets, general ledger reports, cash flow statements, rent roll reports, CapEx reports, and mileage summaries. All exportable to CSV. You can flag expenses as tax-deductible and filter by deductibility at report time.

Ready to take your data back?

Join the waitlist for early access. Be the first to manage your real estate portfolio with true privacy.

No spam. No credit card. Just early access.

Your portfolio. Your device. Your privacy.