SealedFolio gives you the analytics, tax reports, and mortgage comparison tools that growing portfolios need, without a hosted portfolio database, plus local property management for residential units and commercial property asset management for retail, office, and flex space. 13+ report types. Encrypted local storage. Optional bank import. Offline core workflows. Mac and Windows.
SealedFolio is a real estate portfolio tracker for investors that runs as a desktop app on Mac and Windows. It records rental income, expenses, mortgage balances and equity for each property, then rolls them up into portfolio-wide cash flow, cap rate, cash-on-cash return and ROI, along with Schedule E and T776 tax reports.
Your records sit in an encrypted SQLCipher vault on your own computer. There is no hosted SealedFolio portfolio database, and core workflows run offline.
SealedFolio Pro costs $19 a month for up to 3 properties. SealedFolio Portfolio costs $39 a month for unlimited properties. Both include a 30-day money-back guarantee.
SealedFolio calculates these seven numbers for each property and for the whole real estate portfolio. Each one has a free SealedFolio calculator if you want to check a single deal before you buy.
| Metric | What it tells you | Free single-deal check |
|---|---|---|
| Cash flow | Rent collected minus operating expenses and debt service, per month and per year. | rental cash flow calculator |
| Cap rate | Net operating income divided by property value, so you can compare buildings without the financing. | cap rate formula and calculator |
| Cash-on-cash return | Annual pre-tax cash flow divided by the cash you actually put in. | cash-on-cash calculator |
| ROI | Total return on the investment, including cash flow and equity build. | rental property ROI calculator |
| Mortgage balance and equity | Balances, payment schedules and interest rates per loan, with an equity timeline across the portfolio. | rental mortgage calculator |
| Occupancy and vacancy | Which units are leased, which are empty, and what the rent roll should be bringing in. | rental income calculator |
| Depreciation | Straight-line depreciation over 27.5 years for residential property or 39 years for commercial, on the purchase price net of land value. | depreciation calculator |
SealedFolio tracks every property type in the same real estate portfolio, so a duplex and a storefront do not need two separate systems: single-family rentals, multi-family buildings, condos, townhouses, commercial property, and land.
If most of your doors are residential, SealedFolio's rental income and expense tracker for landlords covers the day-to-day bookkeeping side. If you own retail, office or flex space, SealedFolio's page on commercial real estate software for small owners covers leases and CAM. Pro covers up to 3 properties of any type, and Portfolio removes the cap.
As a real estate portfolio grows, spreadsheets break down and cloud tools start asking for more data than you're comfortable sharing. SealedFolio fills that gap with a tracker that runs on your own computer. For the market you are buying into, see SealedFolio's monthly real estate investment statistics, covering investor share, average returns, and hold periods.
SealedFolio shows cap rate, cash-on-cash return, ROI, and cash flow for each property and across your entire real estate portfolio. Want to run those numbers on one deal first? Use the free cap rate calculator or the cash-on-cash return calculator. Identify which properties are driving returns and which are dragging performance.
In SealedFolio, every transaction is categorized for Schedule E from the moment you enter it. Depreciation is calculated automatically. At tax time, one click generates a complete report for your CPA.
In SealedFolio, model the impact of rent increases, refinancing, selling a property, or adding a new one on the Portfolio plan. Compare up to 3 mortgage scenarios per property on either plan. Make data-driven decisions about where to allocate capital next. SealedFolio does not estimate market value itself, so for an appraisal-style model see SealedFolio's CRE valuation software comparison.
Your real estate portfolio data is a strategic asset. Property addresses, mortgage balances, rent amounts and expense patterns all have value to someone. SealedFolio stores it locally and only uses network integrations when you enable them.
Getting a real estate portfolio into SealedFolio takes four steps, and you do not need to create an online account.
Moving from a spreadsheet? SealedFolio's side-by-side with Excel portfolio tracking shows which reports you stop building by hand. Questions before you buy go straight to the SealedFolio team through the SealedFolio contact page.
Real estate portfolio trackers split into two camps: net worth apps that list a property next to your stocks, and rental trackers that keep the books for each building. Here is where SealedFolio sits against three trackers investors often name. Prices were checked on each vendor's site or app store listing on October 1, 2026.
| Tracker | Built for | Where your data lives | Apps | Starting price |
|---|---|---|---|---|
| SealedFolio | Rental books, returns and Schedule E per property | Encrypted vault on your computer | Mac and Windows desktop | Pro $19/mo or $179/yr, up to 3 properties |
| Stessa | Cloud rental property tracking and banking | Stessa's cloud | Web, iOS, Android | Essentials free; Manage $15/mo, or $12/mo billed annually |
| Kubera | Net worth across asset types, including real estate | Kubera's cloud | Web; installable mobile web app | Essentials $250/yr |
| Empower | Net worth dashboard for linked financial accounts | Empower's cloud | Web, iPhone, iPad | Dashboard free |
The honest trade-off with SealedFolio is that it has no phone app and does not estimate market value for you. If checking a rent payment from your phone matters more than keeping the database off a vendor's servers, a cloud tracker is the better fit. For the detail on the closest rental tracker, read the SealedFolio vs Stessa breakdown. If you are weighing a landlord platform owned by a large listings company, the SealedFolio vs Avail comparison lays out where each one stores your records. SealedFolio also ranks seven landlord tools in its rental property software guide for 2026.
SealedFolio has two flat plans, priced per account rather than per unit. Every SealedFolio plan is paid at checkout and includes a 30-day money-back guarantee.
$19/mo
or $179/yr
$39/mo
or $297/yr
Flat pricing, not per unit. For how that compares against Stessa, Baselane, DoorLoop, Buildium and AppFolio, see SealedFolio's guide to the best rental property software in 2026.
Six questions investors ask before choosing SealedFolio as a real estate portfolio tracker.
The best real estate portfolio app depends on where you want your records to live. Empower's free dashboard and Kubera, at $250 a year for Essentials, track net worth across many kinds of assets. Empower has phone apps; Kubera offers an installable mobile web app. Stessa is a cloud rental tracker with a free Essentials plan and iOS and Android apps. SealedFolio is the pick if you want a real estate portfolio tracker that keeps cash flow, ROI and Schedule E records encrypted on your own Mac or Windows computer, starting at $19 a month.
No. SealedFolio is a desktop real estate portfolio tracker for macOS and Windows, and there is no iPhone or Android version. A Pro license activates on 2 computers and a Portfolio license on 3, so most investors run it on a desktop and a laptop instead.
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.
No. SealedFolio does not estimate market value itself. It tracks what you record, such as purchase details, mortgage balances, rent and expenses, and calculates cash flow, cap rate, cash-on-cash return, ROI and equity from those numbers.
Yes for core workflows. SealedFolio stores your portfolio in an encrypted SQLCipher vault on your computer. License validation and optional integrations such as Plaid bank import need an internet connection.
SealedFolio Pro tracks up to 3 properties. SealedFolio Portfolio tracks unlimited properties and adds custom tags, bulk file import and advanced analytics such as SREO, CapEx, budgets and scenarios.
SealedFolio keeps your real estate portfolio tracker on your own computer: portfolio analytics, tax reports, and scenario modeling, all encrypted on your device.
30-day money-back guarantee. No free trial.