Portfolio
See how every property performs
- Value, debt and equity per property
- Cash flow and ROI side by side
- Loan-to-value and cap rate
- Works offlineNo account or sign-in
- Records stay on your deviceNothing is uploaded
- Any modern browserChrome, Edge, Safari or Firefox
- Backup and restoreMove to a new device any time
Property Management System
Properties, units, tenants, leases, rent and repairs in one offline app.
- Dashboard
- Portfolio
- Properties
- Units
- Tenants
- 7 more tools
$29.99One-time purchase
No subscription. Pay once and keep it.
Checkout by Paddle. Tax is added where it applies, and you download straight after paying.
- 1.3 MB zip
- PDF guide
- Sample data
Made for Landlords, real estate investors, and property managers with residential or commercial units
What Property Manager does
Property Manager is an offline app for landlords, real estate investors and property managers with residential or commercial units. It tracks units that are occupied, vacant or in turnaround, tenants and balances owed, lease renewals and deposits, rent collected and overdue, mortgages with loan-to-value and DSCR, and maintenance work orders with contractor costs. It runs offline on one computer, tablet or phone, with your records kept on that device.
Units
Know which units are empty
- Occupied, vacant and in turnaround
- Market rent next to current rent
- Filter by property or status
Tenants
Every tenant’s details at hand
- Phone, email and unit
- Move-in date and balance owed
- Search by name, unit or phone
Leases
Never miss a lease renewal
- End dates with days left
- Rent and deposit for every lease
- Leases ending soon flagged early
Rent & finance
Rent, costs and deposits tracked
- Rent collected and costs paid
- Security deposits you hold
- Refunds and deductions recorded
Maintenance
Repairs handled on time
- Priority from low to emergency
- Assign contractors and track cost
- Turn requests into work orders
12 tools in one app
For landlords, property managers and real estate investors.
- DashboardRent, occupancy and cash flow
- PortfolioValue, debt and equity
- PropertiesEvery building in one list
- UnitsOccupied, vacant, turnaround
- TenantsContacts and balances
- LeasesTerms, renewals, deposits
- Move-ins & outsChecklists and refunds
- Rent & paymentsCollected and overdue
- Debt & mortgagesLoans, LTV and DSCR
- MaintenanceRequests and work orders
- Calendar & tasksInspections and deadlines
- ReportsP&L, rent roll, budgets
At your desk or on your phone
Works in any modern browser. Your tenant records never leave your device.
- Windows, Mac, iPad, Android
- No internet needed
- Download & unzipGet the file instantly right after checkout and unzip it anywhere: desktop, USB drive or cloud folder.
- Open index.htmlDouble-click to open in Chrome, Edge, Safari or Firefox. It works without internet from then on.
- Make it yoursExplore with sample data, then add your logo, prices and clients. Back up with one click.
Before you buy
What it needs, and what it does not do.
Property Manager is an offline app from ColadoSystems that runs in your web browser from a folder on your own device. It costs $29.99 once, with no subscription and no account, and includes 12 tools, sample data to explore and a PDF guide. Your records stay on your device and are never uploaded.
- Runs in
- A current version of Chrome, Edge, Safari or Firefox, on a computer, tablet or phone.
- Internet
- Only to download it. After that it works with the Wi-Fi off.
- Your records
- Saved in the browser on this device. They are not encrypted and do not sync between devices, so anyone who can use the device can open them.
- Backups
- Save a backup file from the app whenever you like. Restore it to recover or to move to another device.
- Users
- Made for one person on one device. It is not a shared, multi-user system.
- Download
- A zip file under 3 MB with the app and its PDF guide.
- License
- For your own business or household. Not for resale. Read the license
Questions
Something else? Email us and we'll answer before you buy.
Is my tenant and financial data private?
Private from us, yes: your properties, tenants, leases and payments are stored only in this browser on your device, and nothing is uploaded. They are not encrypted, so anyone who can use the device can open them. You can give each profile in Settings a 4-digit PIN, which puts a privacy screen in front of the app. It can be reset from the lock screen, so keep the device itself locked too.
What if I forget my screen-lock PIN?
Choose "Forgot PIN?" on the lock screen and type RESET. The PIN is cleared, the app unlocks and you land on the field to set a new one — none of your records are deleted or changed. The lock is a privacy screen: it hides what is on screen but does not encrypt your records, so lock your computer too when you step away.
Can I manage both residential and commercial properties?
Yes. Property types include apartments, single-family houses, condos and townhomes, commercial offices, retail, warehouses and mixed use.
Can I generate rent receipts for my tenants?
Yes. On the Payments page, click the print icon next to a payment to open a receipt with the tenant, unit, amount and reference, then click "Print document".
What should I do if I get a new computer?
On the old computer, click "Export JSON backup" in Settings & backup. Copy the file to the new computer, open the system, go to Settings & backup and click "Restore backup".
Can several people use it at the same time?
No. It is made for one person on one device, and records do not sync between devices. To move to another device, save a backup and restore it there.
Can customers book or pay online through it?
No. It runs offline on your own device, so there is no booking page for customers and it does not take card payments. You record bookings and payments in it yourself, including ones taken by phone, card reader or another website.
Not quite right?
Renting out property? These systems are close cousins. Here is who each one is for.
Rental Property & Landlord Manager
Landlords with a handful of units: rent roll, leases, repairs and cash flow.
Property Manager
Portfolios and managers: buildings, units, tenants, leases, payments and service requests.
Short-Term Rental Host Planner
Airbnb and Vrbo style stays: bookings, cleaning turnovers and host net per stay.
Need more than one?
The property & rentals bundle has every system in this category for one price.
Property & rentals bundle
Tenants, bookings, deals and fleets for landlords, hosts and agents.
$99.99for 6 systems, $179.94 if bought one by one
You save $79
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