A Simpler Alternative to ARGUS Enterprise
Model lease-by-lease cash flows, detailed recoveries, DCF valuations, development costs, loan draws, and partnership waterfalls in software designed to be easier to learn, use, and share. All in your browser.
Start your free 7-day trial. No demo required.
Model leases, recoveries, rollover, and market leasing
Run DCF and sensitivity analyses
Add development costs, loan draws, and waterfalls
Share live models and export branded reports
Property-level modeling without enterprise complexity
PropertyMetrics is browser-based commercial real estate modeling software for property-level underwriting and valuation. Build detailed cash flow forecasts, test value and risk, model development and financing, calculate partnership returns, and share the results in one application.
It is designed to give investors, developers, appraisers, lenders, and brokers serious modeling power in a workflow that is easier to learn and navigate.
Easy to learn
Follow a clear workflow from rent roll to results without weeks of training.
No demo required
View pricing and start a full 7-day trial on your own schedule.
Property-level focus
Model leases, recoveries, DCFs, debt, development, and partnership returns in one application.
Straightforward pricing
See pricing before you sign up and choose a monthly, quarterly, or annual plan.
Works in your browser
Use PropertyMetrics on Mac, Windows, or tablet. No desktop installs, VPNs, or remote desktops.
Built to share
Co-edit with your team, send free read-only links, or export branded PDF and Excel reports.
ARGUS is powerful. That does not make it the right fit for every model.
ARGUS Enterprise combines property valuation and cash flow forecasting with budgeting, asset management, and portfolio workflows. That breadth is valuable for institutions and teams that need it.
Many CRE professionals simply need to model a property, evaluate the deal, and share the results. They do not need a larger asset and portfolio platform to do it.
PropertyMetrics is deliberately focused on that property-level workflow, bringing lease-by-lease cash flows, recoveries, DCFs, debt, development costs, sensitivity analysis, and partnership waterfalls into one application.
Start your free 7‑day trial
Cancel anytime. No demo required.
Choose the right tool for the job
PropertyMetrics is a strong fit for investors, developers, appraisers, lenders, and brokers who want accessible property-level modeling, a direct self-service trial, and straightforward pricing.
ARGUS Enterprise may be the better fit for organizations that need asset and portfolio management, budgeting integrations, multiple traditional valuation methods, or the broader ARGUS Intelligence ecosystem.
What CRE professionals say
Your product is great, very intuitive and easier to use than Argus.
John Dickerson
Valuewize
I am not only an MAI appraiser, but also an investor and syndicator. I find your information and tools invaluable.
Craig A. Schumacher, MAI
Managing Partner, IRV Consultants
I’m a 30+ year seasoned veteran in shopping center development. PropertyMetrics is an excellent source of information with professional grade software for analysis and presentation. I highly recommend it.
Frank C. Guess
Partner, Barnhart Guess Properties
A complete property-level modeling workflow
Model complex properties lease by lease
Enter or import the rent roll, other income, operating expenses, capital expenditures, development costs, and financing assumptions.
Model rent steps, recoveries, lease expirations, renewals, downtime, tenant improvements, and leasing commissions. PropertyMetrics rolls the details into monthly and annual property cash flows.
Handle lease rollover and market leasing
Forecast what happens as existing leases expire. Set renewal probabilities, downtime, market rent, tenant improvements, leasing commissions, and other assumptions for renewing and replacement tenants.
See how lease rollover changes occupancy, NOI, value, debt coverage, and returns throughout the forecast.
Run DCF and sensitivity analyses
Use the property cash flow forecast to estimate value with DCF analysis and test how changes in key assumptions affect the result.
Review present values, projected cash flows, terminal value, and supporting schedules without maintaining separate spreadsheet tabs and formulas.
Test scenarios without rebuilding the model
Change rent, vacancy, market leasing, financing, or exit assumptions and see the effect on value and investment returns.
Compare scenarios and watch the model update without rebuilding the underlying cash flow forecast.
Review the logic behind the results
Use rent roll, lease audit, recovery audit, cash flow, and DCF schedules to see how the analysis was built.
Give partners, lenders, clients, and reviewers the assumptions and supporting schedules behind the answer, not just a final number.
Create branded PDF and Excel reports
Export branded packages containing the proforma, rent roll, DCF, lease assumptions, maps, aerials, and supporting schedules.
Add your logo and contact information, then deliver a review-ready package without manually assembling the report.
Share one live model
Invite teammates to co-edit or send partners, lenders, clients, and reviewers a secure read-only link.
Everyone sees the current assumptions and results without stale attachments, conflicting spreadsheets, or uncertainty about which file is current.
Model development, financing, and partnership returns too
Add hard and soft development costs, time them by month, and connect selected costs to an interest-only construction loan. PropertyMetrics calculates monthly loan draws and sources and uses.
Define multi-tier partnership waterfalls with preferred returns, IRR hurdles, and custom LP/GP splits, then export the full breakdown alongside the proforma and DCF.
Try a simpler alternative to ARGUS Enterprise
Start your free 7-day trial. Cancel anytime. No demo required.
Frequently Asked Questions
An ARGUS Enterprise alternative is software that can handle property-level cash flow forecasting and valuation without requiring the broader ARGUS platform.
PropertyMetrics models commercial properties lease by lease, including rent steps, recoveries, lease rollover, market leasing, operating expenses, capital expenditures, development costs, debt, DCF analysis, sensitivity analysis, and partnership waterfalls.
PropertyMetrics covers many property-level workflows teams use ARGUS Enterprise for, including lease-by-lease cash flow modeling, detailed recoveries, market leasing assumptions, DCF valuation, debt, and sensitivity analysis.
It is browser-based, self-service, and designed to be easier to learn and share. It also includes development costs, construction loan draws, partnership waterfalls, live sharing, and branded reports in one application. ARGUS Enterprise also includes asset and portfolio management, budgeting integrations, and multiple traditional valuation methods.
Not for every organization. PropertyMetrics is focused on property-level underwriting, valuation, development, and partnership returns.
ARGUS Enterprise may be the better fit for firms that need asset and portfolio management, budgeting integrations, or traditional valuation methods such as Term and Reversion. For many investors, developers, appraisers, lenders, and brokers, PropertyMetrics covers the workflows they use most without the broader platform complexity.
PropertyMetrics is designed around a clear workflow and can be explored through a self-service trial without scheduling a demo. Customers have described it as intuitive, easy to navigate, and easier to use than ARGUS.
The exact learning curve depends on the complexity of the model and the user’s commercial real estate experience.
Yes. Add hard and soft development costs, time costs by month, and connect selected line items to an interest-only construction loan. PropertyMetrics calculates monthly loan draws and sources and uses.
You can also define multi-tier partnership waterfalls with preferred returns, IRR hurdles, and custom LP/GP splits, then calculate distributions and returns period by period.
Yes. PropertyMetrics runs in your browser on Mac, Windows, or tablet. No desktop downloads, VPNs, remote desktops, or IT setup are required. Updates happen automatically.
PropertyMetrics offers a free 7-day trial with no demo required. Current plans are $129 per month, $359 per quarter, or $1,290 per year. Updates and helpdesk support are included.
ARGUS Enterprise pricing is provided through the Altus Group sales process.