Commercial real estate valuation software runs from a free emailed estimate to an institutional DCF platform sold by quote. SealedFolio read each vendor's own page and put seven options in one table: ARGUS Enterprise, Rockport VAL, Forbury, Green Street AVM Pro, DealCheck, ValueMyDeals, and SealedFolio itself, which is listed honestly as the ownership tracker it is, not as a valuation engine.
If you appraise, lend, or run an institutional fund, the commercial real estate valuation software to shortlist is ARGUS Enterprise, Rockport VAL, or Forbury. All three are cash flow modeling and valuation platforms, and none of the three prints a price on its product page: ARGUS asks you to speak with sales or book a demo, Rockport says it offers free trials and month-to-month contracts, and Forbury's /pricing address returned a 404. If you need an instant number on a property you do not own yet, Green Street AVM Pro values from 5 inputs against 200,000+ comps, also without a published price.
For a small investor, the priced options are DealCheck at $0, $10, or $20 a month, and ValueMyDeals, which emails a free one-page valuation report with no login. All of those figures come from the vendors' own pages, loaded on 27 September 2026.
SealedFolio is not valuation software. SealedFolio is where an owner keeps the numbers a valuation depends on: the rent roll, the lease expirations, actual NOI and cap rate per building, and the appraisals you record over time, on macOS or Windows with no cloud account. SealedFolio Pro is $19 a month or $179 a year for up to 3 properties, and SealedFolio Portfolio is $39 a month or $297 a year for unlimited properties, each with a 30-day money-back guarantee.
This is SealedFolio's side by side of seven commercial real estate valuation and analysis tools. Every cell comes from the vendor's own page, loaded on 27 September 2026, and none of the six competitors was tested hands on. "Not published" means the page SealedFolio read did not print a price, not that the product is free or expensive.
| Product | Built for | How it values a property | Published price | Where it runs |
|---|---|---|---|---|
| Institutional valuation and DCF platforms | ||||
| ARGUS Enterprise (Altus Group) | Asset, portfolio, and fund managers | Lease by lease cash flow with DCF, term and reversion, hardcore, and initial yield methods, plus 40+ standard reports | Not published. "Speak with the Sales team" and Book a demo | Available as part of the ARGUS Intelligence Platform |
| Rockport VAL | Appraisers, lenders, investors, brokers | Cash flow modeling with multiple valuation methods and scenario comparison, single asset or portfolio | Not published. Vendor states free trials and month-to-month contracting | Cloud, with Excel integration |
| Forbury | Investors, valuers, advisors | Freehold and leasehold valuation with complex lease structures and outgoings recoveries | Not published. forbury.com/pricing returned a 404 | Cloud calculation engine with an Excel interface |
| Instant estimates | ||||
| Green Street AVM Pro | Brokers, assessors, portfolio managers | Automated model weighting CPPI trend extrapolation, SmartComps, and NOI capitalization | Not published. Brochure download on the product page | Green Street platform |
| ValueMyDeals | Owners who want a quick number | AI report from your address plus uploaded T12, rent roll, or OM: value range, stabilized NOI, cap rate, projected IRR | Free, no login | Web form, report by email. Your documents go to the vendor |
| Deal analysis for smaller investors | ||||
| DealCheck | Individual investors and agents | Multi-family and commercial calculator with rent rolls, cap rate, IRR, GRM, DCR, and comps | Starter $0 (15 saved properties), Plus $10/mo, Pro $20/mo, 14-day trial on paid plans | Cloud sync across web, iOS, and Android |
| Ownership tracking, not valuation | ||||
| SealedFolio | Owners, from one building on Pro to unlimited on Portfolio | Does not estimate value. Records the valuations you enter and tracks actual NOI, cap rate, equity, and the rent roll behind them | Pro $19/mo or $179/yr (3 properties), Portfolio $39/mo or $297/yr (unlimited). 30-day money-back guarantee | Native desktop app for macOS and Windows, encrypted local vault, no hosted account |
Sources, all loaded 27 September 2026: altusgroup.com/argus/argus-enterprise, rockportval.com/val and therockportgroup.com/products/rockport-val/alternative-to-excel, forbury.com, greenstreet.com/products/data-analytics/avm, valuemydeals.com, dealcheck.io/pricing, and sealedfolio.com/pricing. Third-party directories quote figures for some of the unpriced tools; SealedFolio left those out because the vendors do not publish them.
The HomeVestors guide that ranks seventh on Google for commercial real estate valuation software lists RealData first and Valuate second. SealedFolio loaded both vendors on 27 September 2026 before including them, and neither one can be bought today.
RealData. The realdata.com home page carries this notice: "RealData discontinued new software sales on April 30, 2026. Existing software will continue to work, and licensed users should download and save their installers." The site now sells video courses and books instead. If you already own a RealData license, keep your installer backed up. If you do not, it is no longer on the menu.
SealedFolio checked Valuate next. valuate.com and valuate.com/pricing both redirected to a GoDaddy domain-for-sale address. Whatever the product was, that domain no longer serves it. A comparison that still lists either tool as a top pick has not been rechecked, which is a fair reason to verify every price in any roundup, SealedFolio's included, against the vendor's own page before you buy.
Commercial real estate valuation software automates the same few approaches an appraiser uses, and SealedFolio groups them here the way the vendor pages describe their own methods. Knowing which approach a tool runs tells you whether it fits your question.
Direct capitalization takes one year of net operating income and divides it by the cap rate comparable buildings trade at. $30,000 of NOI at a 6 percent cap rate values a building at $500,000, because 30,000 divided by 0.06 is 500,000. Green Street lists NOI capitalization as one of AVM Pro's three approaches, and SealedFolio's free cap rate and property value calculator runs the same division in your browser, in both directions.
A DCF projects income lease by lease across a holding period, adds a sale at the end using a terminal cap rate, and discounts the whole stream back to today. ARGUS Enterprise names DCF alongside term and reversion, hardcore, and initial yield valuations, with discount rate, terminal cap rate, and growth assumptions as inputs. This is the approach that justifies paying for ARGUS, Rockport VAL, or Forbury, because a multi-tenant building with staggered expiries is exactly where a single year of NOI misleads.
The sales comparison approach prices a building from recent trades of similar property. It lives or dies on the comp database behind it, which is why Green Street advertises 200,000+ comps and a SmartComps matching method, and why DealCheck's Pro plan is sold partly on unlimited sales and rental comps. SealedFolio holds no comp database.
An automated valuation model runs several approaches and weights them. Green Street's AVM Pro combines CPPI trend extrapolation, SmartComps, and NOI capitalization, then weights each by a confidence score that depends on how many inputs you supply, according to Green Street's product page. ValueMyDeals takes the same shortcut from uploaded documents. Both are fast. Neither replaces an appraisal your lender will accept.
Every product in SealedFolio's comparison does something well. Each one also has a cost that its marketing page does not lead with, and that cost is usually what decides the purchase for a small owner.
ARGUS Enterprise is the commercial property valuation software the others define themselves against: Rockport markets VAL as "the long-awaited and often requested Alternative." Altus Group's page lists lease by lease modeling for office, industrial, retail, and multifamily, debt modeling for levered returns, and budgeting against actuals. The trade-off is access. There is no price and no checkout, only a sales form and Book a demo, checked 27 September 2026. If a counterparty or lender asks for an ARGUS file, that settles it. If nobody does, you are paying for a standard you do not need.
Rockport VAL is cloud based commercial real estate valuation software for appraisers, lenders, investors, and brokers, with Excel integration so analysts can keep working in a spreadsheet when they need to. Rockport's own page says it offers free trials and month-to-month contracting, which is the lowest commitment of the three DCF platforms here. The trade-off is that the price still arrives by conversation, and your models live on Rockport's cloud rather than on your own drive.
Forbury describes itself as commercial real estate valuation software for freehold and leasehold assets with complex lease structures and outgoings recoveries, and it claims 300+ customers, an average calculation time of 1.57 seconds, and ISO/IEC 27001:2022 certification on its home page. It is strongest where Forbury built it, in markets that use outgoings and leasehold language. The trade-off for a US owner is that the terminology and the sales process are both aimed at professional valuers, and no price is published.
Green Street AVM Pro returns a commercial valuation from 5 inputs, with 200,000+ properties covered, and Green Street pitches it to brokers prospecting, assessors handling tax rebuttals, and portfolio managers watching holdings. The trade-off is that an AVM is a starting point by design: Green Street's own copy calls it "a smarter starting point for property valuation." It will not model a lease that rolls next spring.
ValueMyDeals offers a free commercial real estate valuation report without a login. You enter an address, upload up to three documents such as a T12, rent roll, or offering memorandum, and a one-page report with an estimated value range, stabilized NOI, cap rate, and projected IRR arrives by email. The trade-off is where your documents go: to AcquiOS, the platform behind the report, and the ValueMyDeals page closes with Book a Demo and Talk to Sales for AcquiOS. A free report is a reasonable price for a sanity check. It is not a private one.
DealCheck is the cheapest paid tool in SealedFolio's comparison, at $10 a month for Plus and $20 a month for Pro, with a free Starter plan capped at 15 saved properties and a 14-day trial on the paid plans. Its multi-family and commercial calculator builds rent rolls and reports cap rate, IRR, GRM, and DCR. The trade-off is scope. DealCheck's feature list leans toward buying decisions, flips, BRRRR, and wholesaling, and your data syncs through DealCheck's cloud to web, iOS, and Android.
SealedFolio sits next to commercial real estate valuation software, not inside the category, and the difference matters before you buy. SealedFolio does not estimate what a building is worth. It has no comp database, no automated valuation model, no discount rate or terminal cap rate inputs, and it does not produce an appraisal report. If your job is to sign a value, buy one of the tools above.
What SealedFolio does is hold the inputs every one of those tools asks for, kept current after closing. Each property records its current value and a history of the valuations you add, whether that is an appraisal, a broker's opinion, or your own cap rate math, and charts equity against the mortgage balance over time. Beside that, SealedFolio tracks the rent roll, lease terms and expirations per suite, income and operating expenses, and cap rate per building. The Portfolio plan adds scenarios that move vacancy, rent growth, expense growth, and the interest rate over a projection period you choose, plus an SREO report of the whole portfolio.
That makes SealedFolio a fit for the owner of a strip center, a flex building, or a mixed portfolio who gets a formal valuation once in a while and wants honest numbers the rest of the year. The full ownership feature set is on SealedFolio's commercial real estate software for small owners page, and SealedFolio's two plans and refund terms are on the pricing page.
Five questions settle most commercial real estate valuation software decisions, and SealedFolio answers each one with the product from the comparison that fits, including the cases where the right answer is a free calculator.
Is it worth it? For an appraiser or lender, a DCF platform is a cost of doing business. For an owner of one to ten buildings, SealedFolio's view is that a free calculator plus an appraisal when a refinance or sale calls for one usually beats a quote-priced subscription. Every other free calculator SealedFolio publishes is listed on the SealedFolio real estate calculators page.
It depends on who has to accept the number. For appraisers, lenders, and funds that need a lease by lease DCF, the shortlist is ARGUS Enterprise, Rockport VAL, and Forbury, none of which published a price on 27 September 2026. For an instant estimate, Green Street AVM Pro values from 5 inputs, and ValueMyDeals emails a free one-page report. For a small investor analyzing deals, DealCheck costs $0, $10, or $20 a month. SealedFolio is not a valuation engine; SealedFolio tracks the rent roll, NOI, cap rate, and recorded valuations of buildings you already own, for $19 or $39 a month on macOS or Windows.
Appraisers mostly shortlist the cash flow and valuation platforms: ARGUS Enterprise, which lists DCF, term and reversion, hardcore, and initial yield methods on its product page, Rockport VAL, which names appraisers first among its users and offers free trials and month-to-month contracts, and Forbury, which covers valuations and appraisals for freehold and leasehold assets. None printed a price when SealedFolio checked on 27 September 2026, so each one starts with a quote. SealedFolio does not produce appraisal reports.
Commercial real estate is valued three main ways. Direct capitalization divides one year of net operating income by the market cap rate, so $30,000 of NOI at a 6 percent cap rate is a $500,000 value. A discounted cash flow projects every lease across a holding period, adds a sale at a terminal cap rate, and discounts it all back to today. Sales comparison prices the building from recent trades of similar property. SealedFolio's free cap rate calculator runs the first method in your browser.
The closest free equivalent SealedFolio found is ValueMyDeals, which takes an address and up to three documents such as a T12 or rent roll and emails a one-page report with an estimated value range, stabilized NOI, and cap rate, with no login, checked 27 September 2026. The professional version is Green Street AVM Pro, an automated valuation model covering 200,000+ properties from 5 inputs, which does not publish a price. For listings rather than values, LoopNet and Crexi are the commercial marketplaces.
Yes, with limits. ValueMyDeals produces a free valuation report with no login, but your uploaded documents go to AcquiOS, the platform that powers it. DealCheck's Starter plan is $0 and holds up to 15 saved properties. SealedFolio's cap rate calculator is free, runs in your browser, and saves nothing, which covers direct capitalization. None of these replaces a lease by lease DCF or an appraisal a lender will accept.
Altus Group does not publish a price for ARGUS Enterprise. When SealedFolio loaded the product page on 27 September 2026, the only routes were a Speak with the Sales team form and a Book a demo button, and ARGUS Enterprise is now sold as part of the ARGUS Intelligence Platform. Figures quoted elsewhere are third-party estimates, so ask Altus Group for a quote on the seats and modules you need.
Rockport VAL is the alternative that markets itself against ARGUS most directly, calling itself "the long-awaited and often requested Alternative" on its own site. It is cloud based, integrates with Excel, and Rockport says it offers free trials and month-to-month contracting. Forbury is the other DCF option, with an Excel interface. For smaller deals, DealCheck at $10 or $20 a month covers cap rate, IRR, and rent rolls without a sales call. SealedFolio is not an ARGUS alternative, because SealedFolio does not run DCF valuations.
Valuation software answers what a building is worth, through DCF, direct capitalization, comps, or an automated model. Analysis software answers whether a deal or a holding works for you, through cash flow, cap rate, cash-on-cash return, IRR, and scenarios. The tools overlap: ARGUS Enterprise and Rockport VAL do both, and DealCheck leans toward deal analysis. SealedFolio sits on the analysis side for buildings you own, with per-building NOI and cap rate, plus vacancy, rent growth, and interest rate scenarios on the Portfolio plan.
No. SealedFolio does not estimate market value, holds no comp database, and does not produce appraisal reports. SealedFolio records the valuations you enter from an appraisal or a broker's opinion, charts equity against the mortgage over time, and tracks the rent roll, lease expirations, NOI, and cap rate per building. SealedFolio Pro is $19 a month for up to 3 properties and SealedFolio Portfolio is $39 a month for unlimited properties, each with a 30-day money-back guarantee.
Most of it runs in a browser, so the operating system matters less than the login. Rockport VAL describes itself as cloud based, Forbury runs on a cloud calculation engine, and DealCheck syncs across web, iOS, and Android, per their own pages on 27 September 2026. SealedFolio is different: SealedFolio is a native desktop app for macOS and Windows that keeps your leases and financials in an encrypted vault on that computer, with no hosted account.
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. Every SealedFolio plan is paid at checkout and includes a 30-day money-back guarantee. Your rent roll, leases, and valuations stay on your own machine.
30-day money-back guarantee. No free trial.