Most commercial real estate software is sold to institutional CRE teams, priced by quote and gated behind a minimum portfolio size. SealedFolio is the commercial property asset management software for the owner of one strip center, a flex building, or a mixed portfolio: lease and expiration tracking, rent roll, NOI, and tax-ready reporting, running locally on your own Mac or Windows PC.
Commercial real estate software is priced two ways, and the split decides whether a small owner can buy it at all. The platforms built for institutional CRE teams quote by sales call. AppFolio's pricing page carries the footnote "Minimum spend and 50 unit minimum apply. Contact us for details." on its Core plan, and MRI Software's commercial real estate page prints no price at all, with Book a Demo as the primary action. Both pages were loaded on 17 September 2026.
SealedFolio publishes its price and starts at one property. SealedFolio Pro is $19 a month or $179 a year for up to 3 properties. SealedFolio Portfolio is $39 a month or $297 a year for unlimited properties. Both run as a desktop app on macOS or Windows, and your leases, tenants, and financials stay in an encrypted vault on that machine rather than in a vendor cloud. Every SealedFolio plan is paid at checkout and includes a 30-day money-back guarantee.
Commercial real estate software is the category name for any tool that runs the money, the leases, and the paperwork behind retail, office, industrial, flex, and mixed-use buildings. It is not one product. The label covers listing marketplaces, brokerage pipelines, operations platforms, lease administration, and asset management, and most buyers need one or two of those five, not all of them. SealedFolio is the asset management piece: what each building earns, what the leases are worth, when they roll, and what the basis and depreciation look like.
Pricing follows the job. Operations platforms charge per unit with a floor underneath, which is why AppFolio's Core plan states a 50 unit minimum on its own pricing page, checked 17 September 2026. SealedFolio charges per portfolio instead: $19 a month for up to 3 properties, $39 a month for unlimited properties, no unit floor, and no quote to wait for.
Ask five people what commercial real estate software means and you get five answers, because the category holds five products that barely overlap. SealedFolio claims exactly one of them, and saying which saves you an evaluation.
Listing marketplaces are the commercial version of Zillow. LoopNet, a CoStar Group brand, and Crexi both publish commercial space for sale and for lease, and both ship iPhone and Android apps, checked 17 September 2026. They help you find a building and market a vacancy. Neither one does anything after closing, which is the point where SealedFolio picks up.
Brokers buy commercial real estate software for pipelines, comps, commission splits, and listing syndication. SealedFolio does none of that. If you are looking for commercial real estate software for brokers, SealedFolio is the wrong tool, with one exception: a broker who also owns buildings can keep the pipeline in a CRM and keep the buildings they own in SealedFolio.
AppFolio, MRI Software, and Yardi sit here: work orders, tenant portals, online rent collection, vendor payments, and accounting built for managers with staff. AppFolio and MRI both ship mobile apps for field work, and neither printed a price on the pages checked 17 September 2026. SealedFolio does not collect rent or dispatch maintenance, so if you need those, run an operations platform and keep SealedFolio for the ownership numbers.
Lease administration tools pull terms out of executed commercial leases into a database of critical dates, rent steps, options, and expense recoveries, usually for corporate tenants or large landlords. SealedFolio covers the owner-side version: lease terms, rent schedules, and expiration dates per suite, typed in once and visible portfolio-wide. SealedFolio does not do automated lease abstraction, and it does not run CAM reconciliation.
Asset management software answers ownership questions: rent roll, NOI, cap rate, basis, 39-year depreciation, and whether the building still clears your target return. SealedFolio is commercial real estate software in this fifth sense only, at $19 or $39 a month, on macOS and Windows, with every lease and figure held in an encrypted vault on your own machine.
Commercial real estate software gets sold under one banner, and this is the split that decides which tool you actually need. Property management software is operational: work orders, tenant messaging, online rent collection, vendor payments, applicant screening. Asset management software is about ownership: rent roll, lease economics, expiration exposure, NOI, basis and depreciation, and whether the building is still worth holding.
SealedFolio is asset management software for commercial property, not a property management platform. It does not collect rent, screen applicants, or dispatch a plumber. It tracks the numbers you would otherwise keep in a spreadsheet that nobody else can read, and it keeps them per suite, per building, and across the portfolio.
If you also need rent collection and a tenant portal, pair SealedFolio with whatever you already use for those, or read SealedFolio's ranked breakdown of the best landlord software in 2026, which covers the cloud platforms that do handle payments.
SealedFolio records lease terms, rent schedules, and renewal and expiration dates per suite, then shows what is coming due across the whole portfolio. A five-year office lease that rolls in eleven months is the kind of thing a spreadsheet hides and an expiration view does not.
SealedFolio builds a rent roll across units and tenants with collection rate, automatic rent charges, and late fee handling, for a single building or a mixed portfolio. If you want that view offline and on its own, see SealedFolio's offline rent roll software page.
SealedFolio tracks operating income and operating expenses per property, which is what NOI is: rental income collected, minus operating costs, before debt service and before depreciation. Run the number on a deal first with SealedFolio's free cap rate calculator.
Nonresidential commercial buildings depreciate over 39 years under MACRS, against 27.5 years for residential rental property, and SealedFolio applies the right class per building. Check a figure with SealedFolio's depreciation calculator or the line-by-line Schedule E guide.
Executed leases, estoppels, insurance certificates, and invoices live in SealedFolio's encrypted vault on your own device, with on-device document scanning. No hosted account, and core workflows run with the network off. See how local-first works, or the tenant record side on SealedFolio's private tenant management software page.
SealedFolio ships as a native desktop app for macOS and Windows, so the owner running the portfolio from a Windows PC gets the same lease, rent roll, and reporting views as the Mac user. Portfolio-wide analytics are covered on SealedFolio's portfolio tracker for investors page.
Every value below comes from the vendor's own published page, checked on 17 September 2026. AppFolio and MRI Software were not hands-on tested, and rows marked as not listed mean the vendor page checked did not state it, not that the feature is absent.
| Criterion | SealedFolio | AppFolio Commercial | MRI Software |
|---|---|---|---|
| Price and access | |||
| Price printed on the vendor page | Yes. Pro $19/mo or $179/yr, Portfolio $39/mo or $297/yr | No. "Minimum spend and 50 unit minimum apply. Contact us for details." | No. The commercial page prints no price |
| Smallest portfolio accepted | One property | 50 units on the Core plan | Not listed |
| Buy without a sales call | Yes | No. Contact us for details | No. Primary action is Book a Demo |
| Where your data lives | |||
| Storage model | Encrypted vault on your own Mac or Windows PC | Vendor cloud, reached from a browser or the AppFolio iOS and Android apps | Vendor cloud, reached from a browser or MRI's iOS and Android apps |
| How you get to it | Native desktop app for macOS and Windows. No phone app | Browser plus native iPhone and Android apps | Browser plus native iPhone and Android apps |
| Core workflows with no internet | Yes | No | No |
| Hosted account required | No | Yes | Yes |
| What it does | |||
| Lease and expiration tracking | Yes, per suite and portfolio-wide | Yes, under Marketing and Leasing | Yes, unified leasing suite |
| Rent roll with collection rate | Yes | Yes, under Accounting and Reporting | Yes, property and financial data in one place |
| Online rent collection and tenant portal | No. SealedFolio does not touch tenant money | Yes | Yes |
| Maintenance and work orders | No | Yes, Maintenance and Operations | Yes, operations suite |
| CAM reconciliation for multi-tenant buildings | No. Recoverable costs are tracked as expense lines only | Not listed on the page checked | Not listed on the page checked |
| Asset classes named on the page | Any class, organized with custom tags and groupings on the Portfolio plan | Commercial portfolio, classes not enumerated | Retail, industrial, office and more |
| 39-year depreciation and Schedule E reporting | Yes | Not listed on the page checked | Not listed on the page checked |
Sources: appfolio.com/pricing and mrisoftware.com/solutions/commercial-real-estate-software/, both loaded 17 September 2026, plus the AppFolio Property Manager and MRI mobile app listings on the Apple App Store and Google Play, checked the same day. Yardi is left out of the table because its commercial page would not load for verification on 17 September 2026, and SealedFolio does not publish competitor figures it has not read directly.
The enterprise platforms segment commercial real estate software by asset class because a retail lease and an industrial lease behave differently. SealedFolio does not ship a separate module per class. It tracks the fields that change between them, so here is what that looks like in practice.
Retail is where expiration exposure bites hardest, because one anchor rolling can move the whole center's NOI. SealedFolio keeps each tenant's term, option dates, and rent steps on the suite, so you see the concentration before a broker tells you. Percentage rent and CAM reconciliation are not automated in SealedFolio, so those stay a manual line item.
Office owners live on renewal timing and downtime between tenants. SealedFolio tracks lease start and end per suite, the rent schedule inside the term, and vacancy against the rent roll, so the gap between a move-out and the next signature shows up as a number rather than a surprise in the bank balance.
Industrial and flex buildings tend to be few tenants on long terms, which makes basis and depreciation the bigger workload. SealedFolio applies the 39-year nonresidential schedule per building and keeps capital improvements separate from operating expenses, which is the split that decides your taxable income.
Owners with a duplex and a storefront usually run two systems and reconcile by hand. SealedFolio tracks both in one portfolio, with 27.5-year depreciation on the residential buildings and 39-year on the commercial ones, and combined income and expense reporting across the set. The residential side of that workflow is covered on SealedFolio's income and expense tracker for landlords page.
Six questions settle most commercial real estate software decisions for an owner holding one to ten buildings. SealedFolio answers each of them below, and the answer is not yes every time.
SealedFolio is built for owners who self-manage commercial property, and being specific about the gaps saves you a wasted evaluation. SealedFolio does not run CAM reconciliation workflows for large multi-tenant operations, does not manage a broker deal pipeline, does not do institutional fund or investor reporting, does not collect rent or screen tenants, ships no iPhone or Android app, and has no free tier. If your portfolio needs those, an enterprise CRE platform is the right call. SealedFolio does not appraise buildings either; when a lender or partner wants a DCF or a market value, SealedFolio's side by side of commercial real estate valuation software, from ARGUS Enterprise to DealCheck lists who publishes a price and who needs a sales call.
SealedFolio also caps the Pro plan at 3 properties, so an owner with six buildings is on Portfolio at $39 a month or $297 a year. Compare that against general-purpose bookkeeping in SealedFolio's SealedFolio vs QuickBooks breakdown if you are currently running your commercial properties out of an accounting file.
Migration is where a commercial real estate software evaluation usually stalls, so here is the whole SealedFolio sequence, with no implementation call and no onboarding fee attached to it.
The best commercial real estate software depends on which job you are buying for, because the category holds five different products. For finding and marketing space, the listing marketplaces are LoopNet and Crexi. For operations, meaning work orders, tenant portals, and online rent collection, AppFolio, MRI Software, and Yardi are the platforms every roundup names. AppFolio's pricing page states "Minimum spend and 50 unit minimum apply. Contact us for details." for its Core plan and MRI Software's commercial page prints no price at all, both checked 17 September 2026. For an owner who self-manages one building or a small mixed portfolio and wants lease dates, rent roll, NOI, and 39-year depreciation in one place, SealedFolio is $19 a month for up to 3 properties and $39 a month for unlimited properties, on macOS or Windows.
For commercial properties, the operations platforms are the ones to shortlist, because they handle work orders, tenant portals, and rent collection at scale. AppFolio Commercial, MRI Software, and Yardi all sit there, and every one of them starts with a sales call rather than a checkout page. SealedFolio is not one of them and does not try to be. SealedFolio is commercial real estate software on the ownership side, for the owner who self-manages a strip center, a flex building, or a few office suites and needs leases, rent roll, NOI, and depreciation in one place for $19 or $39 a month.
Commercial real estate apps split by job. LoopNet and Crexi both ship iPhone and Android apps for searching commercial listings away from a desk, and AppFolio and MRI Software both ship mobile apps for property managers working in the field, all checked 17 September 2026. SealedFolio is not a phone app. SealedFolio is a desktop application for macOS and Windows, because the encrypted vault holding your leases and financials lives on that machine instead of in a hosted account, so there is nothing for a phone to sign in to.
Yes. LoopNet, a CoStar Group brand, and Crexi are the commercial equivalents of Zillow: public marketplaces where commercial property is listed for sale and for lease, both with iPhone and Android apps as of 17 September 2026. Neither one runs the building after you buy it. SealedFolio starts at that point and tracks the leases, rent roll, NOI, and 39-year depreciation on the commercial property you already own.
The 2% rule is a residential rental rule of thumb rather than a commercial one. It says monthly rent should be at least 2% of the purchase price, so a $200,000 property would have to rent for $4,000 a month. Commercial buyers underwrite on cap rate and NOI instead, because lease terms, escalations, and expense recoveries differ too much between a retail suite and an industrial box for one percentage to carry the decision. SealedFolio tracks NOI per building, and SealedFolio's free cap rate calculator runs the ratio before you buy.
Yardi, MRI Software, and AppFolio are the platforms that appear on nearly every commercial property management software roundup, and all three are built for institutional portfolios with dedicated asset managers. SealedFolio does not compete with them on scale. SealedFolio is a desktop app for the owner who holds a strip center, a flex building, or a handful of office suites and wants lease dates, rent roll, and returns in one place without a sales call.
Commercial property management software runs the day to day: work orders, tenant messaging, rent collection, vendor payments. Commercial property asset management software answers the ownership questions instead: what each building earns, what the leases are worth, when they roll, and whether the asset still clears your target return. SealedFolio sits on the asset management side, so it tracks leases, rent roll, NOI, and depreciation, and it does not collect rent or dispatch maintenance.
No. SealedFolio is commercial real estate software for owners, not for brokers. There is no deal pipeline, no commission tracking, no comps database, and no listing syndication inside SealedFolio. A broker who also owns buildings can use SealedFolio for the ownership side only, meaning the leases, rent roll, NOI, and depreciation on the properties they hold, and keep the brokerage pipeline in a separate CRM.
Yes. In SealedFolio you record lease terms, key dates, and rent schedules per unit or suite, and see upcoming expirations across the portfolio. It is built for owners managing their own properties rather than enterprise CRE teams.
Yes. SealedFolio tracks every building, suite, and unit in one portfolio view, so a multi-location owner sees combined income, expenses, and upcoming lease expirations without opening a separate file per property. The Portfolio plan at $39 a month covers unlimited properties, activates on 3 computers where Pro allows 2, and adds bulk file import (CSV, OFX, QIF), custom tags and advanced analytics. The tags and groupings sort by market or asset class.
Yes. SealedFolio tracks residential rentals and commercial units side by side, with combined income, expense, and tax reporting across the whole portfolio. Depreciation follows the class of each building, 27.5 years for residential rental property and 39 years for nonresidential.
Yes. Core SealedFolio workflows run offline and your tenant, lease, and financial data stays in an encrypted vault on your own device. There is no hosted account required.
SealedFolio Pro is $19 a month or $179 a year for up to 3 properties. SealedFolio Portfolio is $39 a month or $297 a year for unlimited properties. Every SealedFolio plan is paid at checkout and includes a 30-day money-back guarantee. Your leases and financials stay on your own machine either way.
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