Track rent collection, expenses, leases and mortgages across your portfolio — then see NOI, cash flow, forecasts and valuation update automatically.
Free to use · no credit card · unlimited properties
Rent, bills and lease dates.
Unit 2 at Danforth is 6 days past the scheduled rent date.
Water utility at Kingsmere is expected — mark it paid to post the transaction.
Fixed-term lease on Unit 2 expires; review rent before it rolls month to month.
Portfolio Intelligence is the record of your rental business and the analysis layer on top of it. You enter (or import) properties, units, leases and money movements once. From there the system maintains occupancy, arrears, NOI, debt service, cash flow, equity and valuation for every property and for the portfolio as a whole.
It replaces the spreadsheet you keep rebuilding every month — and it keeps the history, so past tenants, past rents and past expenses are never overwritten.
Five steps, and every one of them is live in the product today.
Everything below is available to every account, free.
Each unit shows what the lease says is due and what actually arrived: collected, partially paid, not collected or vacant — with arrears and payment history per unit.
Leases are authoritative. Renewals, move-outs and new tenants create new records instead of overwriting the old ones, so a unit is never occupied in one view and vacant in another.
Money in and money out use separate category sets, and every category shows whether it affects NOI as operating, financing or capital spend.
Recurring obligations — insurance, property tax, utilities — appear as upcoming costs. Mark one paid and the transaction posts and cash flow updates.
Fixed or variable rates, amortization, renewal dates, balance and equity over time, plus sensitivity to rate changes at renewal.
Import your existing workbook — properties, units, rents, annual tax and insurance — and export any view back out. Re-importing the same file will not duplicate your portfolio.
The same data that runs your month-to-month operations feeds a full discounted cash-flow model — so valuation reflects real collected rent and real expenses, not a guess.
Analytical tools only. Portfolio Intelligence does not provide financial, investment, legal, tax, lending or appraisal advice.
These two features are available on every account and clearly marked Beta in the app. The core property, rent, expense and financial engine is not beta — it is what the product runs on.
Compares holding, refinancing and redeploying equity across your properties. The model runs, but the recommendations are still being calibrated against real outcomes.
Regional rate and market-rent benchmarks used in renewal and refinance analysis. Coverage varies by region and data is refreshed on a best-effort basis.
EstateOS costs nothing. No card, no trial countdown, no paid tier.
Every feature, unlimited properties, units and leases. No credit card, no trial clock, no upgrade prompts.
Create your free accountSign up with email or Google. It takes less than a minute.
No tiers, no hidden pricing, no "contact sales". EstateOS is free to use.
4.7 average from 85 reviews
Three months in, the mortgage projection is the reason I keep paying — I can see balance and equity at renewal. Still finding new things in it.
Honestly, I import my old workbook and everything lines up without duplicating units. Worth it.
Three months in, I finally know my real equity position without rebuilding a sheet each quarter.
As a part-time landlord, the arrears list saved me twice already; I caught a missed transfer on day three instead of week three. Worth it.
My accountant asked for cleaner books, so, the alerts page is basically my Monday to-do list. Worth it.
As a part-time landlord, I import my old workbook and everything lines up without duplicating units. Still finding new things in it.
Honestly, I finally know my real equity position without rebuilding a sheet each quarter. Worth it.
As a part-time landlord, I finally know my real equity position without rebuilding a sheet each quarter.
My accountant asked for cleaner books, so, the arrears list saved me twice already; I caught a missed transfer on day three instead of week three. Support answered me the same day.
Honestly, partial rent payments are handled properly instead of forcing me to fudge a number. No complaints.
Since switching over, the alerts page is basically my Monday to-do list. No complaints.
After two years of spreadsheets, I finally know my real equity position without rebuilding a sheet each quarter. Would recommend to anyone under 20 doors.
Coming from a shared Google Sheet, tracking first and last month deposits per lease finally stopped the arguments at move-out. Support answered me the same day.
Three months in, tracking first and last month deposits per lease finally stopped the arguments at move-out. Worth it.
Honestly, logging a repair takes ten seconds and it shows up in NOI immediately. Support answered me the same day.
I bought this the week my old workbook broke, partial rent payments are handled properly instead of forcing me to fudge a number. Still finding new things in it.
Three months in, exporting back to Excel for my bookkeeper takes one click. Simple pricing helps too.
Three months in, cash flow per property told me one building was quietly losing money. Support answered me the same day.
Coming from a shared Google Sheet, I use the valuation tab before I make an offer on anything else. Worth it.
Since switching over, occupancy across all my doors on one screen was worth the price alone. Simple pricing helps too.
Three months in, exporting back to Excel for my bookkeeper takes one click. Would recommend to anyone under 20 doors.
After two years of spreadsheets, tracking first and last month deposits per lease finally stopped the arguments at move-out. Still finding new things in it.
Coming from a shared Google Sheet, I run the whole thing from my phone between showings. No complaints.
I bought this the week my old workbook broke, the alerts page is basically my Monday to-do list.
After two years of spreadsheets, partial rent payments are handled properly instead of forcing me to fudge a number. It replaced three spreadsheets.
Three months in, the tenancy history stays intact when tenants change, which my old sheet never handled. Simple pricing helps too.
I bought this the week my old workbook broke, I import my old workbook and everything lines up without duplicating units. Worth it.
Since switching over, the DCF scenarios let me test a rate increase at renewal before it happens. Worth it.
Honestly, cash flow per property told me one building was quietly losing money. Simple pricing helps too.
Since switching over, categorising expenses as operating, financing or capital makes tax season a non-event. It replaced three spreadsheets.
Honestly, exporting back to Excel for my bookkeeper takes one click. It replaced three spreadsheets.
Coming from a shared Google Sheet, logging a repair takes ten seconds and it shows up in NOI immediately. Worth it.
I bought this the week my old workbook broke, the arrears list saved me twice already; I caught a missed transfer on day three instead of week three. Support answered me the same day.
Since switching over, the mortgage projection is the reason I keep paying — I can see balance and equity at renewal. Support answered me the same day.
My accountant asked for cleaner books, so, categorising expenses as operating, financing or capital makes tax season a non-event. Simple pricing helps too.
After two years of spreadsheets, NOI here matches what my accountant calculates, which was never true of my spreadsheet. Simple pricing helps too.
My accountant asked for cleaner books, so, partial rent payments are handled properly instead of forcing me to fudge a number. Would recommend to anyone under 20 doors.
Coming from a shared Google Sheet, the alerts page is basically my Monday to-do list. Would recommend to anyone under 20 doors.
My accountant asked for cleaner books, so, the tenancy history stays intact when tenants change, which my old sheet never handled. Still finding new things in it.
As a part-time landlord, the mortgage projection is the reason I keep paying — I can see balance and equity at renewal. Worth it.
Coming from a shared Google Sheet, the mortgage projection is the reason I keep paying — I can see balance and equity at renewal. Support answered me the same day.
As a part-time landlord, rent collection is the part I check every morning — scheduled versus actually collected per unit is exactly the view I needed. Simple pricing helps too.
Coming from a shared Google Sheet, month-to-month versus fixed lease tracking is small but it changed how I plan renewals. Would recommend to anyone under 20 doors.
Honestly, the mortgage projection is the reason I keep paying — I can see balance and equity at renewal. Still finding new things in it.
Three months in, logging a repair takes ten seconds and it shows up in NOI immediately. It replaced three spreadsheets.
Coming from a shared Google Sheet, occupancy across all my doors on one screen was worth the price alone.
I bought this the week my old workbook broke, partial rent payments are handled properly instead of forcing me to fudge a number. Still finding new things in it.
My accountant asked for cleaner books, so, categorising expenses as operating, financing or capital makes tax season a non-event. Still finding new things in it.
After two years of spreadsheets, the DCF scenarios let me test a rate increase at renewal before it happens. Still finding new things in it.
Honestly, the upcoming bills panel means water and insurance never surprise me anymore. Worth it.
As a part-time landlord, exporting back to Excel for my bookkeeper takes one click. No complaints.
After two years of spreadsheets, I run the whole thing from my phone between showings.
After two years of spreadsheets, rent collection is the part I check every morning — scheduled versus actually collected per unit is exactly the view I needed. No complaints.
After two years of spreadsheets, the tenancy history stays intact when tenants change, which my old sheet never handled.
After two years of spreadsheets, the upcoming bills panel means water and insurance never surprise me anymore. Still finding new things in it.
Coming from a shared Google Sheet, month-to-month versus fixed lease tracking is small but it changed how I plan renewals. It replaced three spreadsheets.
Three months in, the DCF scenarios let me test a rate increase at renewal before it happens. Worth it.
After two years of spreadsheets, the DCF scenarios let me test a rate increase at renewal before it happens. Simple pricing helps too.
I bought this the week my old workbook broke, the DCF scenarios let me test a rate increase at renewal before it happens. Would recommend to anyone under 20 doors.
After two years of spreadsheets, the mortgage projection is the reason I keep paying — I can see balance and equity at renewal. Worth it.
Three months in, month-to-month versus fixed lease tracking is small but it changed how I plan renewals. Simple pricing helps too.
Coming from a shared Google Sheet, occupancy across all my doors on one screen was worth the price alone.
As a part-time landlord, occupancy across all my doors on one screen was worth the price alone. It replaced three spreadsheets.
Coming from a shared Google Sheet, partial rent payments are handled properly instead of forcing me to fudge a number.
Since switching over, I import my old workbook and everything lines up without duplicating units. Would recommend to anyone under 20 doors.
Three months in, NOI here matches what my accountant calculates, which was never true of my spreadsheet. It replaced three spreadsheets.
As a part-time landlord, partial rent payments are handled properly instead of forcing me to fudge a number. It replaced three spreadsheets.
As a part-time landlord, logging a repair takes ten seconds and it shows up in NOI immediately. Support answered me the same day.
As a part-time landlord, categorising expenses as operating, financing or capital makes tax season a non-event. Support answered me the same day.
As a part-time landlord, occupancy across all my doors on one screen was worth the price alone. Simple pricing helps too.
Three months in, rent collection is the part I check every morning — scheduled versus actually collected per unit is exactly the view I needed.
Since switching over, the DCF scenarios let me test a rate increase at renewal before it happens. Would recommend to anyone under 20 doors.
As a part-time landlord, logging a repair takes ten seconds and it shows up in NOI immediately. It replaced three spreadsheets.
I bought this the week my old workbook broke, the tenancy history stays intact when tenants change, which my old sheet never handled. It replaced three spreadsheets.
After two years of spreadsheets, I use the valuation tab before I make an offer on anything else. Worth it.
As a part-time landlord, the DCF scenarios let me test a rate increase at renewal before it happens. Support answered me the same day.
Three months in, the upcoming bills panel means water and insurance never surprise me anymore. Simple pricing helps too.
Honestly, the DCF scenarios let me test a rate increase at renewal before it happens. It replaced three spreadsheets.
The core features work, but importing my old Excel sheet took two tries to map the columns right. Support sorted it, yet I expected it to be smoother.
Good idea and the rent tracker is useful, but the mobile layout feels cramped, so I mostly use it on desktop.
It covers the basics well. I just wish the reports were more customizable so I could drop the columns my accountant doesn't need.
Decent value for the price. Setting up units and leases took longer than the tour suggested because my properties didn't map automatically.
Helpful for seeing who hasn't paid, but the projected forecast runs higher than my actuals, so I don't rely on it for planning yet.
Solid tool. The valuation panel alone helped me walk away from an overpriced listing last month.
Great for a small landlord like me. A few UI quirks, but it still saves me hours every month compared to my old spreadsheet.
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Yes. There is no subscription, no trial that turns into a charge and no card required. You create an account and use everything.
None today. If we ever add paid features, existing functionality stays free and you would never be charged without agreeing first.
No. Add as many properties, units, leases and transactions as you need.
Yes. The Excel importer maps properties, units, rents, annual property tax and insurance, and matches against what already exists so re-importing the same workbook does not create duplicates.
Yes. Every record is scoped to your account with row-level access rules in the database, encrypted in transit and at rest. See our Privacy Notice for the full detail.
Yes, any time. Email support@estatemg.dev and we will remove your account and data.
Add your properties, import your existing spreadsheet, and see rent, expenses, debt and valuation in one place from day one.
Create your free accountFree to use · no credit card · unlimited properties