Stessa is a portfolio accounting + tenant-tracking tool for properties you already own. It categorizes transactions, tracks rent collection, generates Schedule E-ready reports at tax time, and gives you a dashboard of what each unit is producing month over month.
Prop-Folio is a deal-analysis app for properties you're considering buying. It pulls rent comps and property data on any address, models the deal across four strategies, and gives you a single Deal Score so you know if it's worth the offer.
Different phases of the investing lifecycle. Not really competitors — most active investors need both.
Where Stessa wins
- Portfolio accounting. Stessa's core strength — bank feeds, transaction categorization, mortgage tracking, expense reporting. If you already own 3+ units, this is how you keep the books.
- Tenant + rent tracking. Tenant lease dates, rent roll, late-payment tracking, and (on higher tiers) online rent collection.
- Tax season. Schedule E-ready reports, categorized deductions, mileage tracking, and CPA-friendly exports. Comes into its own in March.
- Free tier is genuinely usable. Basic portfolio tracking is free — the Full-Access plan adds portfolio-scale features and premium reports.
- Built by Roofstock. Backing + brand credibility for a category (SFR-focused portfolio ops) they helped define.
Where Prop-Folio wins
- Pre-purchase deal analysis. Stessa starts once you own the property. Prop-Folio starts at the listing — pull rent comps, model the strategy, and know if it's worth the offer before you write it.
- PropScore. A single 1–5 figure that summarizes whether the deal works. Stessa doesn't do prospective analysis at all, so there's no equivalent metric on their side.
- Four strategies natively. Buy & Hold, BRRRR, Fix & Flip, Short-Term Rental — all four strategies on the same property, switch between them with your assumptions preserved.
- Mobile-first. Prop-Folio is designed for the phone at an open house. Stessa is designed for the desktop at tax time. Both are the right shape for their job.
- Short-Term Rental analysis natively. Per-unit nightly rate + occupancy + long-term-rent comparison. Stessa doesn't model short-term rental economics.
- Renovation estimator. 12-category renovation budgeting that cascades directly into your Deal Score. Useful before you buy; less useful after.
Feature-by-feature
| Feature | Stessa | Prop-Folio |
|---|---|---|
| Pre-purchase deal analysis | — | ✓ |
| Rent-comp lookup by address | — | ✓ |
| Deal Score / prospective ranking | — | ✓ |
| BRRRR modeling | — | ✓ |
| Fix & Flip profit modeling | — | ✓ |
| Short-Term Rental modeling | — | ✓ |
| Bank feed / transaction categorization | ✓ | — |
| Rent collection | ✓ | — |
| Tenant / lease tracking | ✓ | — |
| Schedule E / tax-ready reports | ✓ | — |
| Portfolio dashboard (owned properties) | ✓ | Partial |
| Mobile-first design | Partial | ✓ |
| Renovation estimator | — | ✓ |
Pricing
- Stessa — free basic tier for tracking your portfolio. Full-Access plans add advanced reporting, unlimited properties, and premium features (pricing varies; check Stessa's current pricing page).
- Prop-Folio — free tier with 3 signup imports + 1 refill per month (up to 5 saved properties at the cap). House Hacker $9.99/mo (5 imports + 2 AirTokens/mo). Investor $14.99/mo or $129/yr (10 imports + 5 AirTokens/mo). Developer $29.99/mo or $249/yr (20 imports + 8 AirTokens/mo). See the app for current pricing.
When to choose Stessa
- You already own 3+ rental properties and need portfolio-level bookkeeping
- You're preparing for tax season and want CPA-friendly exports
- You want online rent collection built into the same tool that tracks the books
- Your investing has moved from "finding deals" to "managing existing units"
When to choose Prop-Folio
- You're actively looking at properties and need to know if the numbers work before you offer
- You compare deals across multiple strategies (Buy & Hold vs BRRRR, or BRRRR vs Flip on the same address)
- You analyze on the phone at open houses, not on a desktop at tax time
- You want a single number to sort a shortlist of candidate deals
- You do short-term rental analysis and need nightly-rate + occupancy modeling per unit
Most investors need both
The honest answer for anyone doing this seriously: Stessa for the properties you own, Prop-Folio for the ones you're deciding on. They don't overlap enough to compete, and using both costs less than a single lost deal from a bad underwrite or a missed tax deduction.
Related: DealCheck vs Prop-Folio · BiggerPockets vs Prop-Folio · What is a Deal Score?