For owners of a few buildings, not funds

Commercial Real Estate Portfolio Management Software
for Owners of a Few Buildings

One building is an asset. Three buildings are a portfolio, and the questions change: how much is the whole thing worth, how much of the income depends on one tenant, and which loan or lease comes due first. This guide covers what portfolio software should answer, with a worked example.

See the worked example See SealedFolio's two plans

What portfolio management adds to property management

Property management runs each building. Asset management judges each building as an investment. Portfolio management sits above both and asks how the buildings work together. The enterprise tools in this category, such as Yardi, MRI Software and Moody's portfolio products, are built for funds with dozens of assets and analysts to run them.

A small owner needs the same questions answered from their own books, not a data warehouse. Those questions fit in one table.

The portfolio questions and the numbers that answer them

Question	Number	Where it comes from
What is it all worth, and what do I owe?	Combined value, debt, equity, LTV	Current value and mortgage balance per property
Does it pay for itself?	Portfolio NOI, DSCR, cash flow	Income and expenses by property, loan payments
Where is the income concentrated?	Share of rent by tenant and by building	Rent roll
What comes due first?	Lease expirations, loan maturities	Lease end dates, loan start date and term
Which building is dragging?	NOI and DSCR by property, budget variance	Statement of real estate owned, budgets

Worked example: three commercial buildings

Diagram of the commercial real estate portfolio management example: three buildings worth 4,400,000 dollars, 1,750,000 dollars of equity, DSCR 1.45 and one tenant carrying 29% of NOI — Three commercial buildings rolled up. Diagram by SealedFolio.

The buildings. A retail strip worth $2,100,000, a flex building worth $1,400,000 and a small office worth $900,000: $4,400,000 combined, with $2,650,000 of mortgages, so $1,750,000 of equity and an LTV of about 60%.
Income. Portfolio NOI is $330,000 a year against $228,000 of debt service, a combined DSCR of about 1.45.
Concentration. One grocery tenant in the strip pays $96,000 of base rent, 29% of portfolio NOI. If it leaves, the portfolio DSCR falls toward 1.0.
The decision. The grocery lease ends in 26 months and the strip's loan matures in 30. Renewing the lease first makes the refinance far easier, so the renewal talk starts now.

None of this needs an enterprise platform. It needs value, debt, rent roll and lease dates kept in one place, per property, and rolled up. For the valuation side of the same buildings, see commercial real estate valuation software.

Where SealedFolio fits

Portfolio dashboard and SREO. Value, mortgage balance, NOI, LTV and DSCR for every property, with portfolio totals, exportable to CSV.
Mortgages per property. Lender, original amount, current balance, rate, term, start date, payment and escrow.
Leases. Start and end dates and rent per tenant, with leases ending in the next 30 days flagged on the dashboard.
Budgets and scenarios. Monthly budgets with variance, and projections under vacancy, rent growth and expense growth assumptions.

Values and loan balances are entered by you; SealedFolio does not pull valuations or sync lender balances. It has no investor portal or waterfalls. Budgets, scenarios and the SREO are on the Portfolio plan. To group buildings by city and watch lease ends one region at a time, see SealedFolio's guide to lease management across several locations; for the books kept on your own machine, see property management software that runs locally. More on the commercial setup is on commercial real estate software without the 50-unit minimum and the real estate investor page.

Your whole portfolio, from your own books

SealedFolio 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. Both come with a 30-day money-back guarantee.

See SealedFolio pricing

Commercial real estate portfolio management software: frequently asked questions

What is commercial real estate portfolio management software?

Software that rolls several commercial properties into one view: combined value, debt, equity, NOI and cash flow, plus how concentrated the income is by tenant, property type and lease expiry, so an owner can decide what to hold, refinance or sell.

How is portfolio management different from asset management?

Asset management looks at one building as an investment: its NOI against budget, its debt coverage, its capital projects. Portfolio management looks across buildings: how they add up, where the risk is concentrated and where the next dollar should go.

Is there portfolio management software for a small commercial owner?

The enterprise platforms from Yardi, MRI and Moody's are sold to funds and institutions. An owner of a few buildings can get the rollups, SREO, debt metrics and lease expiry view from desktop rental software such as SealedFolio's Portfolio plan.

Does SealedFolio handle investors and distributions?

No. SealedFolio is for owners managing their own properties. It has no investor portal, capital accounts or distribution waterfalls.