Real Estate Financial Modeling Software
Model complex commercial real estate deals without building and maintaining custom Excel models. Connect property cash flow, development, financing, valuation, sensitivities, and partnership returns in one browser-based application.
Start your free 7-day trial. No demo required.
Build lease-by-lease property cash flows
Model development costs and financing
Run DCF and sensitivity analyses
Calculate waterfalls and share one live model
Financial modeling without maintaining custom Excel models
PropertyMetrics is browser-based real estate financial modeling software for commercial property deals. Build lease-by-lease cash flows, development proformas, debt structures, DCF valuations, sensitivity analyses, and partnership returns in one integrated application.
You control the assumptions. Our team builds, tests, and maintains the calculation engine behind them.
Easy to learn
Follow a clear workflow from assumptions to results 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.
One integrated model
Connect property cash flow, development, financing, valuation, sensitivities, and waterfalls without rebuilding the deal in separate files.
Reviewable calculations
Use rent rolls, lease audits, recovery audits, cash flow schedules, DCF outputs, and waterfall reports to review how the model works.
Works in your browser
Use PropertyMetrics on Mac, Windows, or tablet. No desktop installs, VPNs, or remote desktops.
Reports and live sharing
Export branded PDF and Excel packages or share a live read-only model with clients, lenders, partners, and teammates.
Your spreadsheet is already software. Your team just has to maintain it.
Once a financial model includes multiple leases, recovery structures, development costs, financing assumptions, valuation logic, sensitivity tables, and partnership waterfalls, it is no longer just a spreadsheet. It is custom software built inside Excel.
Your team has to create the formulas, test the calculations, debug errors, control file versions, and preserve the knowledge required to maintain it.
PropertyMetrics moves that work into purpose-built financial modeling software built, tested, and updated by our team. You still control the assumptions. You no longer have to maintain the calculation engine behind them.
Start your free 7‑day trial
Cancel anytime. No demo required.
Choose the right financial modeling approach
Custom Excel models offer maximum flexibility, but your team owns the formulas, testing, documentation, version control, and ongoing maintenance. Templates can speed up setup, but they remain file-based and can be difficult to adapt as the deal becomes more complex.
ARGUS Enterprise offers deep institutional modeling and portfolio workflows. PropertyMetrics is built for property-level CRE professionals who want lease-by-lease cash flow, development, financing, valuation, sensitivities, waterfalls, reports, and sharing in one self-service browser application.
Compare PropertyMetrics with ARGUS Enterprise →
Trusted by CRE professionals
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
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
One model for the whole property-level deal
Build the property cash flow lease by lease
Enter or import the rent roll, other income, operating expenses, capital expenditures, financing, and market leasing assumptions.
Model rent steps, recoveries, expiration dates, 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 or replacement tenants.
See how rollover assumptions change occupancy, income, expenses, value, and returns throughout the model.
Connect the cash flow to DCF valuation
Use the completed property cash flow as the foundation for discounted cash flow valuation.
Review present values, projected cash flows, terminal value, and supporting schedules without rebuilding the analysis in separate Excel tabs.
Test scenarios without rebuilding the model
Compare scenarios and run sensitivity analyses to see how alternative assumptions affect property value and investment returns.
Change the underwriting once and let the connected cash flows, valuation, debt metrics, and returns update together.
Review the model behind the numbers
Use rent roll, lease audit, recovery audit, cash flow, debt, DCF, and waterfall schedules to review how the analysis was built.
Give teammates, clients, lenders, and partners the assumptions and supporting calculations behind the results.
Turn the model into a presentation-ready report
Export branded PDF and Excel packages containing the proforma, rent roll, DCF, debt schedules, waterfall, maps, aerials, and supporting reports.
Add your logo and contact information, then deliver the model without manually assembling the package in another file.
Share one live financial model
Invite teammates to co-edit or send clients, lenders, investors, and partners a secure read-only link.
Everyone sees the current assumptions and results without stale attachments, conflicting spreadsheets, or uncertainty about which file is current.
Extend the model to development, debt, and partnership returns
Add hard and soft costs, model construction loan draws and interest, size permanent debt, and calculate multi-tier LP/GP waterfalls in the same application.
Start with the property cash flow, then extend the analysis as the deal requires without rebuilding it in a separate spreadsheet.
Create value, not spreadsheets
Start your free 7-day trial. Cancel anytime. No demo required.
Frequently Asked Questions
Real estate financial modeling software connects property and deal assumptions to projected cash flows, values, debt metrics, and investor returns.
PropertyMetrics is built for commercial real estate and brings lease-by-lease cash flow, development, financing, DCF valuation, sensitivity analysis, and partnership returns into one browser-based model.
A commercial real estate financial model typically includes rent and other income, vacancy, recoveries, operating expenses, capital expenditures, financing, projected sale proceeds, and investment return metrics.
For multi-tenant properties, it also needs to account for each lease, what happens when it expires, and how those tenant-level assumptions roll into the property cash flow.
Excel gives you flexibility, but your team is responsible for building formulas, testing calculations, documenting the logic, controlling file versions, and maintaining the model over time.
PropertyMetrics moves the calculation engine into purpose-built software built, tested, and updated by our team. You control the assumptions without having to maintain the underlying spreadsheet logic.
No. PropertyMetrics can export the analysis and supporting schedules to Excel, and rent roll data can be imported using an Excel template.
It replaces the need to build and maintain the core commercial real estate model in Excel. You can still use Excel for review, additional analysis, or downstream work when needed.
Yes. Model rent steps, recoveries, lease expirations, renewal probabilities, downtime, market rent, tenant improvements, leasing commissions, and replacement-tenant assumptions for each space.
PropertyMetrics rolls the tenant-level detail into monthly and annual property cash flows.
Yes. Add land, hard costs, soft costs, and other development expenses, then time costs by month. Model interest-only construction financing, monthly loan draws, interest, and sources and uses.
You can also add permanent debt assumptions, amortization, and debt service.
Yes. Use the projected property cash flows for discounted cash flow valuation, then compare scenarios and run sensitivity analyses to see how alternative assumptions affect value and investment returns.
Yes. Define multi-tier waterfall structures with preferred returns, IRR-based hurdles, and custom LP/GP splits. PropertyMetrics calculates distributions period by period, tracks unreturned capital, and reports XIRR and equity multiples for the partners and property.
For property-level commercial real estate financial modeling and valuation, PropertyMetrics covers many of the workflows people use ARGUS Enterprise for, including lease-by-lease forecasting, detailed recoveries, market leasing assumptions, DCF analysis, debt, and sensitivity analysis.
PropertyMetrics runs in your browser, is designed to be easier to learn and share, and offers a direct free-trial process. ARGUS may remain the better fit for specialized institutional or portfolio-level workflows.
Yes. Paste the rent roll into the PropertyMetrics Excel template, then drag and drop the completed file into the application.
PropertyMetrics maps tenant names, suite numbers, lease dates, rent steps, recovery structures, and market leasing profiles so you do not have to enter each tenant manually.
Use PropertyMetrics for office, retail, industrial, multifamily, self-storage, mixed-use, and other income-producing commercial properties. The software supports both single-tenant and multi-tenant financial models.
Yes. Use rent roll, lease audit, recovery audit, cash flow, debt, DCF, sensitivity, and waterfall schedules to review the assumptions and calculations behind the results.
Yes. Export branded PDF and Excel packages containing the proforma, rent roll, lease assumptions, debt schedules, valuation analysis, waterfall, and supporting reports.
You can also invite teammates to co-edit or send clients, lenders, investors, and partners a secure read-only link to the live model.
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 a financial model, run DCF analysis, test scenarios, and export reports. Cancel anytime. No demo required.