Commercial Real Estate Valuation Software
Forecast property cash flow lease by lease, estimate value with DCF analysis, test the assumptions that drive the result, and export polished PDF and Excel reports. All in your browser.
Start your free 7-day trial. No demo required.
Model leases, recoveries, rollover, and market leasing
Forecast property cash flow lease by lease
Run DCF and sensitivity analyses
Export branded reports and share one live model
A simpler way to build property-level valuations
PropertyMetrics is browser-based commercial real estate valuation software for building lease-by-lease cash flow forecasts, estimating value with DCF analysis, and reviewing the assumptions behind the result.
Move from rent roll to valuation report in one clear workflow, using a calculation engine built, tested, and maintained by our team.
Easy to learn
Move from property assumptions to value without weeks of training.
Tested and maintained
Our team builds, tests, and updates the calculation engine, so you do not have to maintain a custom spreadsheet model.
Lease-by-lease modeling
Model rent steps, recoveries, expirations, renewals, downtime, tenant improvements, leasing commissions, and market leasing tenant by tenant.
Reviewable assumptions
Use lease audits, recovery audits, cash flow schedules, and DCF outputs to review the assumptions behind the valuation.
Works in your browser
Use PropertyMetrics on Mac, Windows, or tablet. No desktop installs, VPNs, or remote desktops.
Review-ready reports
Export branded PDF and Excel packages for clients, lenders, investment committees, and appraisal files.
A DCF valuation is only as reliable as the cash flow behind it
Every tenant can have a different rent schedule, recovery structure, expiration date, renewal assumption, downtime period, tenant-improvement allowance, and leasing commission.
Across dozens or hundreds of tenants, those differences determine the property’s future NOI and value. PropertyMetrics models each lease and what happens when it expires, then rolls everything into one property-level cash flow forecast.
Apply your DCF assumptions, test alternative scenarios, and see how changes in the underlying cash flow affect value.
Start your free 7‑day trial
Cancel anytime. No demo required.
Looking for an ARGUS Enterprise alternative?
PropertyMetrics covers many of the property-level valuation workflows teams use ARGUS Enterprise for, including lease-by-lease cash flow forecasting, detailed recoveries, DCF analysis, debt modeling, and sensitivity analysis.
It runs in your browser, is designed to be easier to learn and share, and offers a direct self-service trial with straightforward pricing. ARGUS may remain the better fit for specialized institutional or traditional portfolio-valuation workflows.
Trusted by CRE Professionals
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
Your product is great, very intuitive and easier to use than Argus.
John Dickerson
Valuewize
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
From lease assumptions to property value
Build the cash flow behind the value
Enter or import the rent roll, other income, operating expenses, capital expenditures, and market leasing assumptions.
Model rent steps, recoveries, lease expirations, renewals, downtime, tenant improvements, and leasing commissions. PropertyMetrics rolls the tenant-level detail into monthly and annual property cash flows.
Model 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, and value throughout the forecast.
Estimate property value with DCF analysis
Use the property cash flow forecast to estimate value with discounted cash flow analysis.
Review present values, projected cash flows, terminal value, and supporting schedules in one model instead of maintaining separate spreadsheet tabs and formulas.
Test the assumptions that drive value
Run sensitivity analyses to see how alternative assumptions affect property value and investment returns.
Compare scenarios and watch the valuation update without rebuilding the underlying cash flow model.
Review the model behind the answer
Use rent roll, lease audit, recovery audit, cash flow, and DCF schedules to review how the valuation was built.
Give clients, lenders, partners, and reviewers more than a final number. Give them the assumptions and supporting analysis behind it.
Turn the valuation into a polished report
Export branded PDF and Excel packages containing the proforma, rent roll, valuation analysis, 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 valuation model
Invite teammates to co-edit or send clients, lenders, 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.
Go beyond valuation when the assignment requires it
Add development costs and construction financing, calculate loan draws, or model multi-tier partnership waterfalls in the same application.
PropertyMetrics lets you extend the property cash flow into broader investment and development analysis without rebuilding the model elsewhere.
Create value, not spreadsheets
Start your free 7-day trial. Cancel anytime.
Frequently Asked Questions
Commercial real estate valuation software helps professionals forecast property cash flows, estimate value, test assumptions, and create supporting valuation reports.
PropertyMetrics models commercial properties lease by lease, including rents, recoveries, lease expirations, renewals, market leasing assumptions, operating expenses, and capital costs. The resulting property cash flow can then be used for DCF and sensitivity analysis.
Enter or import the rent roll, income, operating expenses, capital expenditures, and market leasing assumptions. PropertyMetrics calculates the monthly and annual property cash flows, including existing leases and projected rollover.
Apply the valuation assumptions, review the DCF results and supporting schedules, test alternative scenarios, and export the analysis to PDF or Excel.
For property-level DCF valuation, PropertyMetrics covers many of the workflows people use ARGUS Enterprise for, including lease-by-lease cash flow modeling, detailed recoveries, market leasing assumptions, debt, and sensitivity analysis.
PropertyMetrics is browser-based, designed to be easier to learn and share, and available through a direct free-trial process. ARGUS may remain the better fit for specialized portfolio workflows.
You can value any income-producing commercial property, including office, retail, industrial, multifamily, self-storage, and mixed-use. The software handles multi-tenant lease structures, rent escalations, recovery types, tenant improvements, leasing commissions, market-leasing assumptions, and more.
PropertyMetrics calculates IRR (levered and unlevered), NPV, cap rate, cash-on-cash return, equity multiple, gross rent multiplier, DSCR, debt yield, breakeven occupancy, and operating expense ratio. All metrics update in real time as you adjust assumptions, making scenario testing fast and intuitive.
No. PropertyMetrics runs in your browser on Mac, Windows, or tablet. No downloads, VPNs, remote desktops, or IT setup are required. Updates happen automatically.
Yes. Start a free 7-day trial and use your own project to build proformas, run DCF valuations, test scenarios, and export reports. Cancel anytime. No demo required.