Most software starts
the day you close.
PropCanopy starts before you buy, and keeps going long after the lease is signed. Research, operations, vendors and residents on one network — where every door added makes the next one easier to underwrite, cheaper to service, and harder to leave.
Owning property is one job. The software treats it as four.
One vendor helps you find the deal. Another runs the building. You find contractors on your own and hope. Your residents get a payment link and nothing else. Each tool knows a quarter of the story and none of them talk.
So you underwrite the next purchase on public comps while the real numbers — what that roof actually cost, what that unit actually rents for, how long that tenant actually stayed — sit stranded in a system that was never asked. The value is in the seam between the stages, and nobody is standing there.
Four legs, one loop
Each leg makes the others cheaper- 01 ResearchIn build
Underwrite on actuals, not comps
Pro-forma modelling, debt service, and NOI stress tests built on rents, turnover and repair costs the network has actually seen — not a spreadsheet of public listings.
invest.propcanopy.com →Why the networkEvery door on the network sharpens the next underwrite. A lone owner cannot price a roof replacement in your zip code. Ten thousand doors can.
- 02 OperationsLive
One lease, one ledger
Leases, the rent engine, maintenance dispatch and a double-entry general ledger — with a copilot that drafts the work and leaves the approving to you.
app.propcanopy.com →Why the networkYour operating record is what makes leg 01 honest. Every charge raised and every invoice paid becomes a real number the next underwrite can stand on.
- 03 Vendor networkIn build
Contractors you did not have to vet alone
Dispatch to a trade that arrives with licence, insurance and history already checked — and a job record that reconciles to the work order and the ledger.
pro.propcanopy.com →Why the networkVerification is a fixed cost that only makes sense once. Shared across the network it becomes cheap, and a contractor who burns one owner cannot quietly move to the next.
- 04 ResidentsLive
Amenities a single house cannot buy
Autopay, maintenance requests, documents and building notices — plus gym access and perks normally reserved for the kind of building with a lobby.
portal.propcanopy.com →Why the networkPool scattered single-family residents and they buy like a 500-unit tower. Retention is the cheapest NOI there is, and this is how a rental house competes for it.
Operations is the research department you already paid for.
Every charge raised, every work order closed, every lease renewed is a fact about what property actually costs and actually earns. Run on a spreadsheet, those facts evaporate. Run on the network, they become the comparables for the next deal.
That is the whole argument for closing the loop: an owner-operator on their fifth door underwrites with better data than an institution with a subscription to a listings feed.
See what is shipped and what is nextA network is only worth joining if the numbers are trustworthy
Shared data is a liability the moment anyone doubts it. The work that makes the loop safe happens below the surfaces, where nobody sees it and everybody depends on it.
The line between a resident, a contractor and an owner is a database policy. A contractor sees the door they were dispatched to and nothing else — not because the app hides it, but because the database refuses.
A charge raised by staff is the charge the resident pays and the line the owner statement is built from. Same row, three readers, append-only. No floats, ever.
A contractor is one legal entity across the network, carrying its own licence, insurance and job history — so reputation follows the trade instead of resetting with every new client.
Underwriting reads the same rows operations writes. There is no export, no reconciliation and no second version of the number to argue with.
Every surface calls the same service, and the developer docs are generated from it. If it is in the docs, it is in the product.
A person is a person once. The same human can rent in one building and own another, and each surface works out what they may do there.
Bring one door. The loop works from there.
Start with operations — leases, rent and the ledger are live today. Research and vendor verification are being built around the record you are already keeping.