Commercial Real Estate Proforma Software That Actually Works
Stop wrestling with spreadsheets. Compass generates institutional-grade proformas with ML-powered forecasting, automatic time passage, and real-time collaboration — in minutes, not hours.
No credit card required. Full access during beta.
Spreadsheet Proformas Are Holding You Back
Most CRE professionals still build proformas in Excel — copying formulas between tabs, manually adjusting for time passage, and hoping nobody breaks a cell reference.
ARGUS Enterprise solves this, but at $3,000–$10,000 per seat. That prices out individual investors, small firms, and emerging operators.
Compass gives you ARGUS-grade proforma modeling with ML intelligence that ARGUS doesn't have — at 90% less cost.
What Your Proforma Includes
- ✅Potential Gross Income (PGI) with contract-rate vacancy
- ✅Effective Gross Income (EGI) with recovery income
- ✅Operating expenses by category with inflation escalation
- ✅Net Operating Income (NOI)
- ✅Debt service with multi-loan support (IO + amortizing)
- ✅Cash flow before and after debt
- ✅Terminal value and reversion analysis
- ✅Leveraged and unleveraged IRR, NPV, equity multiple
Everything You Need in a CRE Proforma
Built by a CRE professional, for CRE professionals.
Annual Operating Statement
Year-by-year PGI, vacancy, EGI, operating expenses, NOI, debt service, and cash flow — exactly how institutional underwriters expect it.
Monthly Operating Statement
Drill into any year to see month-by-month cash flows. Track seasonal expense patterns, partial-year lease events, and mid-month tenant rollovers.
Rent Roll Timeline
Visual timeline showing every tenant, vacancy period, and projected renewal across your hold period — with color-coded lease status bars.
Exit Scenario Analysis
IRR, NPV, and equity multiple for every possible exit year. See which year maximizes returns with a star-highlighted optimal exit.
ML-Powered Expense Forecasting
Your proforma learns from actual payment history. Confidence-weighted blending of observed rates and assumptions — better than static ARGUS assumptions.
Fluid Timeline Engine
Proforma projections auto-adjust as time passes. Vacancies extend, leases expire, inflation compounds — without manual updates.
Build a Proforma in 10 Minutes
10 guided input pages take you from empty to institutional-grade proforma.
Property Details
Address, size, purchase price, ownership status
Rates & Assumptions
Hold period, cap rate, discount rate, inflation
Expenses & Recoveries
Operating/capital expenses, NNN/BYS/Mod Gross
Tenants & Market
Rent roll, step increases, vacancy, renewals
Financing & Reports
Loan modeling, IRR, NOI, exit scenarios
See What Your Proforma Looks Like
Annual operating statement with full PGI → EGI → NOI → Cash Flow breakdown.
How Compass Proformas Compare
| Capability | Compass | Excel | ARGUS |
|---|---|---|---|
| Annual + Monthly Statement | ✅ | Manual | ✅ |
| ML Expense Forecasting | ✅ | — | — |
| Auto-Adjusts Over Time | ✅ | — | — |
| Excel Import | ✅ | N/A | — |
| Team Collaboration | ✅ | — | — |
| Exit Scenario Analysis | ✅ | Manual | ✅ |
| 15-Factor Risk Scoring | ✅ | — | — |
| Starting Price | Free Beta | "Free" | $3,000+/yr |
Build Your First Proforma Today
Start with our guided workflow — enter your property data, and Compass generates a complete institutional-grade proforma automatically.
No credit card required. Full access during beta.