Real Estate Proforma Software
Build a complete commercial property cash flow forecast, lease by lease. Model income, expenses, recoveries, rollover, capital costs, and financing. All in your browser.
Start your free 7-day trial. No demo required.
Model rents, recoveries, expenses, and rollover
Build monthly and annual property cash flows
Add capital costs, development, and financing
Export reports and share one live proforma
A simpler way to build commercial property proformas
PropertyMetrics is browser-based real estate pro forma software for building complete cash flow forecasts for commercial properties. Enter or import the rent roll, income, expenses, capital costs, and financing assumptions, then model each lease and its future rollover in one application.
Move from rent roll to finished proforma in one clear workflow, using a calculation engine built, tested, and maintained by our team.
Easy to learn
Move from property assumptions to cash flow 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 cash flows
Use rent rolls, lease audits, recovery audits, and cash flow schedules to review how the proforma was built.
Works in your browser
Use PropertyMetrics on Mac, Windows, or tablet. No desktop installs, VPNs, or remote desktops.
Presentation-ready reports
Export branded PDF and Excel packages for lenders, investors, clients, and appraisal files.
A proforma looks simple until every lease works differently
Each 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 turn a spreadsheet into custom financial software your team has to build, test, debug, and maintain.
PropertyMetrics models each tenant’s current lease and what happens when it expires, then rolls income, expenses, capital costs, and financing into one monthly and annual property cash flow forecast.
Start your free 7‑day trial
Cancel anytime. No demo required.
Looking for an ARGUS Enterprise alternative?
PropertyMetrics covers many of the property-level cash flow modeling workflows teams use ARGUS Enterprise for, including lease-by-lease forecasting, detailed recoveries, market leasing assumptions, DCF analysis, debt, 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 portfolio-level workflows.
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
From rent roll to complete property cash flow
Model the property 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 for each tenant. PropertyMetrics rolls the 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 lease rollover changes occupancy, income, expenses, and property cash flow throughout the forecast.
Use the proforma for DCF valuation
Use the completed property cash flow forecast as the foundation for discounted cash flow analysis.
Review present values, projected cash flows, terminal value, and supporting schedules without rebuilding the model in separate spreadsheet tabs.
Test the assumptions behind the forecast
Compare scenarios and run sensitivity analyses to see how alternative assumptions affect property value and investment returns.
Watch the results update without rebuilding the underlying proforma.
Review the calculations behind the proforma
Use the rent roll, lease audit, recovery audit, cash flow schedules, and DCF outputs to review how the forecast was built.
Give your team more than a total. Give them the assumptions and supporting calculations behind the proforma.
Turn the proforma into a polished report
Export branded PDF and Excel packages containing the proforma, rent roll, sources and uses, market leasing assumptions, loan schedules, maps, aerials, and supporting reports.
Add your logo and contact information, then send the analysis to PMX Publisher to create an offering memorandum without re-entering the model.
Share one live proforma
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.
Use the proforma to analyze the whole investment
Add development costs and construction financing, run DCF and sensitivity analyses, size debt, or model multi-tier partnership waterfalls in the same application.
PropertyMetrics keeps those analyses connected to the same property cash flow, so you do not have to rebuild the deal in separate spreadsheets.
Create value, not spreadsheets
Start your free 7-day trial. Cancel anytime. No demo required.
Frequently Asked Questions
Real estate pro forma software helps professionals forecast a property’s income, expenses, capital costs, financing, and cash flow over time.
PropertyMetrics is built for commercial real estate, including multi-tenant properties with lease-by-lease rents, recoveries, expirations, renewals, and market leasing assumptions.
A commercial real estate proforma typically includes rent and other income, vacancy, recoveries, operating expenses, capital expenditures, debt service, and projected sale proceeds. For multi-tenant properties, it also has to account for each lease and what happens when it expires.
PropertyMetrics calculates monthly and annual property cash flows and creates supporting rent roll, lease audit, recovery audit, debt, and valuation schedules.
Enter or import the rent roll, then add other income, operating expenses, capital expenditures, financing, and market leasing assumptions. PropertyMetrics models each tenant’s existing lease and projected rollover, then rolls the tenant-level detail into one complete property cash flow forecast.
Yes. Model rent escalations, recovery structures, lease expiration dates, renewal probabilities, downtime, market rent, tenant improvements, leasing commissions, and replacement-tenant assumptions for each space.
Yes. Add other income, operating expenses, vacancy, capital expenditures, and inflation assumptions. PropertyMetrics combines them with tenant-level cash flows in the property proforma.
Yes. Paste your 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.
Yes. Add permanent loan assumptions, amortization, and debt service. For development projects, add hard and soft costs and choose which line items are funded by an interest-only construction loan. PropertyMetrics then calculates monthly loan draws, interest, and sources and uses.
Yes. Use the projected property cash flows for discounted cash flow analysis, 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.
Spreadsheets can work well for simpler proformas. As a model grows to include multiple tenants, recovery structures, lease rollover, capital costs, debt, and interconnected formulas, it becomes custom financial software your team has to build, test, and maintain.
PropertyMetrics moves that work into a purpose-built application with a calculation engine maintained by our team.
For property-level cash flow 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.
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 cash flow forecasts.
Yes. Export branded PDF and Excel packages containing the proforma, rent roll, lease assumptions, debt schedules, valuation analysis, 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 proforma, run DCF analysis, test scenarios, and export reports. Cancel anytime. No demo required.