Built for investors with skin in real estate
Whether you own one rental or run a small property book alongside fund positions — Portfellow models your reality.
Landlords
1–15 rental units, often inside an SPV. You care about NOI and cash-on-cash, not just paper value.
Small developers
Buy-renovate-let or build-to-sell plays. You need to track equity in vs. equity out per project.
Real estate fund LPs
EfTEN, Baltic Horizon, and similar property fund holders who want to see what\'s actually inside the fund.
Mixed investors
Direct properties + funds + liquid portfolio. You need one view that doesn't flatten leverage.
The problem with tracking real estate today
Spreadsheets break. Broker apps don't model leverage. Generic trackers hide the real picture.
Spreadsheet fatigue
Every property in its own tab. Rent rolls, mortgage schedules, and FX hand-rolled. One missed update and the whole picture is wrong.
Gross vs. net blindness
A €500k property with a €400k mortgage isn't €500k of your net worth — but most trackers report it that way.
Disconnected rental tracking
Rental income lives in one place, mortgage interest in another, and nobody computes the actual debt-service-covered cash flow.
Funds + direct = no unified view
You hold direct apartments and EfTEN units. Today there's no single report that compares yields apples-to-apples.
How Portfellow solves this
Four reports, purpose-built for the way real estate actually works.
Net vs. gross — finally first-class
See your portfolio on a net equity basis (after mortgages) and a gross asset basis side-by-side. A leveraged property book looks very different on each — Portfellow shows you both, with drill-down to every individual unit.
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Rental income net of debt service, projected 5 years out
Set rental schedules per unit, mortgage interest per loan, and Portfellow projects monthly, quarterly, and annual net cash flow. Plan refinancings, downpayments, and acquisitions against real numbers.
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Returns that account for the loan
Mortgages are tracked as real liabilities — every interest payment, principal repayment, and remaining balance feeds straight into property-level returns. See whether your leveraged Tartu apartment actually beat your EfTEN units once debt service is in the math.
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Look through your property funds
Hold EfTEN, Baltic Horizon, or other listed/unlisted property funds? Portfellow drills through to the underlying assets, sectors, and geographies — so you know your real concentration.
Learn moreBuilt specifically for leveraged real estate
Net vs. gross allocation
Toggle every allocation view between net equity and gross asset value. LTV becomes obvious.
Property-level P&L
Track income, expenses, depreciation, and capital improvements per property — not just per portfolio.
Rental income forecasting
Schedule recurring rent, indexation, and vacancies. Project alongside outgoing mortgage interest.
Mortgages as liabilities
Loans modeled as first-class liabilities with amortization, interest, and remaining principal.
Property fund look-through
EfTEN, Baltic Horizon, and other property funds drill through to underlying real assets.
XIRR on leveraged equity
Money-weighted returns computed on the equity you actually committed — not the gross asset value.
Real estate, fully modeled
Every property gets the same depth of workspace as a listed equity — trades, expenses, rent, and net cash flow.
Every buy, sell, fee, and one-off expense recorded against the property.
Real-life use cases
Direct apartment vs. EfTEN
Compare the true annualized yield on your leveraged Tallinn apartment against your EfTEN fund position — on the same metrics, in the same view.
Plan a downpayment
Forecast 12 months of rental income net of mortgage interest to know exactly how much equity you can free up for the next acquisition.
Leverage really worth it?
Evaluate whether a 70% LTV property is actually outperforming an unlevered fund holding once debt service and risk are properly accounted for.
Fits your strategy
Income investing
Surface yield, NOI, and net cash flow per property. Optimize the income side of your book.
Leveraged equity building
Track equity growth from both appreciation and debt paydown. See compounding clearly.
Direct + fund diversification
Mix direct properties with REITs and property funds — track both without flattening either.
Why Portfellow is different
No other portfolio tracker shows leveraged real estate properly alongside liquid assets. Gross-vs-net isn't an afterthought here — it's the foundation.
Leverage modeled correctly
Mortgages are real liabilities, not negative numbers in a notes column.
Real estate is first-class
Properties get the same depth of reporting as your equities — not a stripped-down "other" bucket.
One source of truth
Direct property + funds + stocks + cash — finally one XIRR, one allocation, one view.
Suggested workflow
Five steps from setup to confident decision-making.
Add properties
Enter each unit with purchase price, current value, and ownership share.
Link mortgages
Attach each loan as a liability with rate, term, and amortization.
Track transactions
Log incomes, expenses, adjustments, and rent payments per property.
Monitor reports
Future Cash Flow + Investment Performance, every month.
Decide
Refinance, sell, or buy — backed by real numbers.