Most commercial property asset management software is sold to institutional CRE teams, priced by quote and gated behind a minimum portfolio size. SealedFolio is the version for the owner of one strip center, a flex building, or a mixed portfolio: lease and expiration tracking, rent roll, NOI, and tax-ready reporting, running locally on your own machine.
Commercial property asset management software is the layer above day-to-day property management. It tracks what each building earns, what the leases are worth, when they expire, and whether the asset still clears your target return. The enterprise tools do this well and price accordingly. AppFolio's pricing page says "Minimum spend and 50 unit minimum apply. Contact us for details." for its Core plan, and MRI Software's commercial real estate page prints no price at all and sends you to Book a Demo. Both were checked on 26 August 2026.
SealedFolio publishes its price and starts at one property. SealedFolio Pro is $19 a month or $179 a year for up to 3 properties. SealedFolio Portfolio is $39 a month or $297 a year for unlimited properties. Both run as a desktop app on macOS or Windows, and your leases, tenants, and financials stay in an encrypted vault on that machine rather than in a vendor cloud.
The two categories get sold under the same banner, and the difference decides which tool you actually need. Property management software is operational: work orders, tenant messaging, online rent collection, vendor payments, applicant screening. Asset management software is about ownership: rent roll, lease economics, expiration exposure, NOI, basis and depreciation, and whether the building is still worth holding.
SealedFolio is asset management software for commercial property, not a property management platform. It does not collect rent, screen applicants, or dispatch a plumber. It tracks the numbers you would otherwise keep in a spreadsheet that nobody else can read, and it keeps them per suite, per building, and across the portfolio.
If you also need rent collection and a tenant portal, pair SealedFolio with whatever you already use for those, or read SealedFolio's ranked breakdown of the best landlord software in 2026, which covers the cloud platforms that do handle payments.
SealedFolio records lease terms, rent schedules, and renewal and expiration dates per suite, then shows what is coming due across the whole portfolio. A five-year office lease that rolls in eleven months is the kind of thing a spreadsheet hides and an expiration view does not.
SealedFolio builds a rent roll across units and tenants with collection rate, automatic rent charges, and late fee handling, for a single building or a mixed portfolio. If you want that view offline and on its own, see SealedFolio's offline rent roll software page.
SealedFolio tracks operating income and operating expenses per property, which is what NOI is: rental income collected, minus operating costs, before debt service and before depreciation. Run the number on a deal first with SealedFolio's free cap rate calculator.
Nonresidential commercial buildings depreciate over 39 years under MACRS, against 27.5 years for residential rental property, and SealedFolio applies the right class per building. Check a figure with SealedFolio's depreciation calculator or the line-by-line Schedule E guide.
Executed leases, estoppels, insurance certificates, and invoices live in SealedFolio's encrypted vault on your own device, with on-device document scanning. No hosted account, and core workflows run with the network off. See how local-first works.
SealedFolio ships as a native desktop app for macOS and Windows, so the owner running the portfolio from a Windows PC gets the same lease, rent roll, and reporting views as the Mac user. Portfolio-wide analytics are covered on SealedFolio's portfolio tracker for investors page.
Every value below comes from the vendor's own published page, checked on 26 August 2026. AppFolio and MRI Software were not hands-on tested, and rows marked as not listed mean the vendor page checked did not state it, not that the feature is absent.
| Criterion | SealedFolio | AppFolio Commercial | MRI Software |
|---|---|---|---|
| Price and access | |||
| Price printed on the vendor page | Yes. Pro $19/mo or $179/yr, Portfolio $39/mo or $297/yr | No. "Minimum spend and 50 unit minimum apply. Contact us for details." | No. The commercial page prints no price |
| Smallest portfolio accepted | One property | 50 units on the Core plan | Not listed |
| Buy without a sales call | Yes | No. Contact us for details | No. Primary action is Book a Demo |
| Where your data lives | |||
| Storage model | Encrypted vault on your own Mac or Windows PC | Vendor cloud, browser based | Vendor cloud, browser based |
| Core workflows with no internet | Yes | No | No |
| Hosted account required | No | Yes | Yes |
| What it does | |||
| Lease and expiration tracking | Yes, per suite and portfolio-wide | Yes, under Marketing and Leasing | Yes, unified leasing suite |
| Rent roll with collection rate | Yes | Yes, under Accounting and Reporting | Yes, property and financial data in one place |
| Online rent collection and tenant portal | No. SealedFolio does not touch tenant money | Yes | Yes |
| Maintenance and work orders | No | Yes, Maintenance and Operations | Yes, operations suite |
| CAM reconciliation for multi-tenant buildings | No. Recoverable costs are tracked as expense lines only | Not listed on the page checked | Not listed on the page checked |
| Asset classes named on the page | Any class, organized with custom tags and groupings on Portfolio | Commercial portfolio, classes not enumerated | Retail, industrial, office and more |
| 39-year depreciation and Schedule E reporting | Yes | Not listed on the page checked | Not listed on the page checked |
Sources: appfolio.com/pricing and mrisoftware.com/solutions/commercial-real-estate-software/, both loaded 26 August 2026. Yardi was not included because its commercial page could not be loaded for verification on that date, and SealedFolio does not publish competitor figures it has not read directly.
The enterprise platforms segment by asset class because a retail lease and an industrial lease behave differently. SealedFolio does not ship a separate module per class. It tracks the fields that change between them, so here is what that looks like in practice.
Retail is where expiration exposure bites hardest, because one anchor rolling can move the whole center's NOI. SealedFolio keeps each tenant's term, option dates, and rent steps on the suite, so you see the concentration before a broker tells you. Percentage rent and CAM reconciliation are not automated in SealedFolio, so those stay a manual line item.
Office owners live on renewal timing and downtime between tenants. SealedFolio tracks lease start and end per suite, the rent schedule inside the term, and vacancy against the rent roll, so the gap between a move-out and the next signature shows up as a number rather than a surprise in the bank balance.
Industrial and flex buildings tend to be few tenants on long terms, which makes basis and depreciation the bigger workload. SealedFolio applies the 39-year nonresidential schedule per building and keeps capital improvements separate from operating expenses, which is the split that decides your taxable income.
Owners with a duplex and a storefront usually run two systems and reconcile by hand. SealedFolio tracks both in one portfolio, with 27.5-year depreciation on the residential buildings and 39-year on the commercial ones, and combined income and expense reporting across the set.
SealedFolio is built for owners who self-manage, and being specific about the gaps saves you a wasted evaluation. SealedFolio does not run CAM reconciliation workflows for large multi-tenant operations, does not manage a broker deal pipeline, does not do institutional fund or investor reporting, does not collect rent or screen tenants, and has no free tier. If your portfolio needs those, an enterprise CRE platform is the right call.
SealedFolio also caps the Pro plan at 3 properties, so an owner with six buildings is on Portfolio at $39 a month or $297 a year. Compare that against general-purpose bookkeeping in SealedFolio's SealedFolio vs QuickBooks breakdown if you are currently running your commercial properties out of an accounting file.
There is no single best commercial property asset management software, because the answer changes with portfolio size. AppFolio's commercial plan states "Minimum spend and 50 unit minimum apply. Contact us for details." on its pricing page, and MRI Software's commercial page prints no price at all and sends you to Book a Demo, both checked 26 August 2026. For an owner who self-manages one building or a small mixed portfolio, SealedFolio is $19 a month for up to 3 properties and $39 a month for unlimited properties, and it runs on your own Mac or Windows PC.
Yardi, MRI Software, and AppFolio are the platforms that appear on nearly every commercial property management software roundup, and all three are built for institutional portfolios with dedicated asset managers. SealedFolio does not compete with them on scale. SealedFolio is a desktop app for the owner who holds a strip center, a flex building, or a handful of office suites and wants lease dates, rent roll, and returns in one place without a sales call.
Commercial property management software runs the day to day: work orders, tenant messaging, rent collection, vendor payments. Commercial property asset management software answers the ownership questions instead: what each building earns, what the leases are worth, when they roll, and whether the asset still clears your target return. SealedFolio sits on the asset management side, so it tracks leases, rent roll, NOI, and depreciation, and it does not collect rent or dispatch maintenance.
Yes. In SealedFolio you record lease terms, key dates, and rent schedules per unit or suite, and see upcoming expirations across the portfolio. It is built for owners managing their own properties rather than enterprise CRE teams.
Yes. SealedFolio tracks every building, suite, and unit in one portfolio view, so a multi-location owner sees combined income, expenses, and upcoming lease expirations without opening a separate file per property. The Portfolio plan at $39 a month covers an unlimited number of properties and adds bulk import, custom tags, and groupings for sorting by market or asset class.
Yes. SealedFolio tracks residential rentals and commercial units side by side, with combined income, expense, and tax reporting across the whole portfolio. Depreciation follows the class of each building, 27.5 years for residential rental property and 39 years for nonresidential.
Yes. Core SealedFolio workflows run offline and your tenant, lease, and financial data stays in an encrypted vault on your own device. There is no hosted account required.
SealedFolio is launching in 2026 and the waitlist is open. Pro is $19 a month or $179 a year for up to 3 properties, Portfolio is $39 a month or $297 a year for unlimited properties, and your leases and financials stay on your own machine either way.