Coming Soon for Mac & Windows

Your portfolio.
Your device.
Your privacy.

A real estate portfolio app that keeps your core records on your device. Local encrypted storage. Optional Plaid import. AI document scanning. Tax-ready reports. Tenant management. Core workflows run locally.

No spam. We'll notify you when early access launches.

No hosted portfolio cloud
Encrypted local vault
Runs on your device

Your financial data doesn't belong on someone else's server

Every cloud-based portfolio tool stores your property addresses, mortgage details, rental income, and tax documents on their servers. They can be breached, subpoenaed, or sold.

Cloud tools see everything

Stessa, Baselane, and TurboTenant store your property data, financials, and documents on their cloud. Their privacy policy lets them analyze and monetize your data.

Breach risk is real

Centralized databases are high-value targets. One breach exposes thousands of investors' property addresses, mortgage details, and net worth, all in one place.

No offline access

Cloud apps don't work without internet. No signal at a property showing? No access to your financials during a meeting? Too bad.

They're free because you're the product.
We charge because your data stays yours.

Free portfolio tools monetize your data through banking fees, upsells, and acquisition deals. Stessa is owned by a real estate marketplace. Baselane charges 3.49% per card payment. TurboTenant sells premium services using your property data as leverage. SealedFolio has one revenue source: your subscription. That's it. No data harvesting. No hidden fees. No investors pressuring us to monetize your portfolio.

Your portfolio runs on your machine

A complete real estate management platform, portfolio tracking, tenant management, AI document scanning, analytics, tax reports, and more, powered by local storage with optional integrations when you need them.

Encrypted Local Vault

Your database is protected by SQLCipher. Documents get per-file XChaCha20-Poly1305 encryption. Argon2id key derivation. Decrypted only in memory, on demand.

AI Document Scanning

Drop in a mortgage doc, tax bill, lease, or receipt, the local AI extracts every field automatically. Runs a private LLM on your device. Your documents never leave your computer.

Full Portfolio Analytics

ROI, cap rate, cash-on-cash return, equity tracking, cash flow analysis, occupancy rates, and portfolio snapshots, calculated locally across your entire portfolio.

Tenant & Rent Management

Full tenant profiles, lease tracking, rent collection with payment history, per-tenant ledgers, portfolio-wide rent roll reports, and vacancy management.

Tax-Ready Reports

Generate Schedule E (US), T776 (Canada), income statements, balance sheets, general ledger, and cash flow reports. Export everything to CSV.

Team Shared Access

Multi-profile system with role-based permissions. Owners have full control, managers can read and write, viewers are read-only. Profile selector on vault unlock.

The complete feature set

Every feature you need to manage a real estate portfolio, no cloud required.

Portfolio Management

Unlimited properties, residential, commercial, multi-family, land
Valuation history tracking, appreciation over time
Multi-unit management, units with individual rent, beds, baths, sqft
Property archiving, hide sold/inactive properties
Encrypted photo gallery, per-image encryption
Drag-and-drop portfolio reordering
Interactive property map, pins, cash flow visualization, geocoding
Portfolio health score, A-F grade based on occupancy, collection, expenses

Financial Tracking

Income & expense tracking, categorized with auto-rules
Recurring transactions, weekly, monthly, quarterly, yearly
CSV, OFX, QFX, QIF import, with column mapping wizard
Transaction splits, allocate across multiple properties
Tax-deductible flagging, filter deductible expenses
Custom tags & auto-categorization rules
Mileage tracking, log trips for tax deductions
Budgets & budget vs. actual analysis
Bank account connection, import transactions directly from your bank

Mortgages & Financing

Multiple mortgages per property, lender, rate, term, balance
Amortization schedules, full principal/interest breakdown
Mortgage comparison tool, compare up to 3 scenarios side-by-side
Escrow tracking, taxes & insurance escrow amounts

Tenant & Rental Operations

Full tenant profiles, contact info, lease dates, rent, deposit, employer
Rent payment recording, cash, check, ACH, Venmo, Zelle
Per-tenant ledger, monthly charges, payments, running balance
Portfolio-wide rent roll report, all tenants across all properties
Vacancy tracking, occupancy rates, vacant unit monitoring
Expiring lease alerts, 30-day dashboard notifications
Rental listing generator, create and publish vacancy listings
Tenant status tracking, active, notice, eviction, past
Automatic rent charge generation, monthly charges created per tenant
Late fee automation, configurable amount, percent, grace period

Property Operations

Work orders & maintenance tracking, priority, status, costs
CapEx project management, budgeted vs. actual spending
Insurance policy tracking, expiration alerts, coverage, deductibles
Service provider contacts, 26 types: plumber, electrician, attorney, etc.
Legal form templates, leases, notices, addendums, checklists
Encrypted document vault, upload, view, scan any file type
Camera capture, snap receipts and documents directly from your camera

Analytics & Reports

Portfolio dashboard, total value, income, cash flow, occupancy
Schedule E (US) & T776 (Canada) tax reports
Income statement & balance sheet
General ledger & cash flow reports
ROI metrics, cap rate, cash-on-cash, total return
Equity timeline & portfolio snapshots
CapEx reports, budgeted vs. actual by property
What-if scenario analysis, model investment scenarios
CSV export for all reports
Rent roll report with collection rate
Depreciation schedules, 27.5/39-year, per-property and portfolio-wide
PDF & CSV export, Schedule E, T776, and all reports

Security & Team Access

SQLCipher database encryption, local encrypted vault
XChaCha20-Poly1305 per-file encryption
Argon2id key derivation, 64MB memory, brute-force resistant
Multi-profile shared access, owner, manager, viewer roles
Vault lock/unlock, lock database, clear keys from memory
Encrypted backups & restore
Password change with database re-keying
API key management, for programmatic access
Audit log, full history of all changes with timestamps
Cloud sync backup, optional encrypted backup to Dropbox, Google Drive, or OneDrive
The Privacy Moat

We can't see your data.
Because we never have it.

SealedFolio is a native desktop app that runs entirely on your device. There is no server. There is no account. There is no cloud database with your financial records. Your data is encrypted with a key derived from your master password, a password we never see, store, or transmit.

SQLCipher database encryption

Your local database is encrypted at rest and unlocked with your master password

XChaCha20-Poly1305 per-file encryption

Each document and photo gets a unique key. Compromising one file can't compromise another.

Argon2id key derivation (memory-hard)

64MB memory cost, 3 iterations. Brute-force resistant by design.

Local AI, no external AI API calls

Document scanning runs on your device after any optional model download.

Memory protection, keys zeroized on drop

Encryption keys locked in RAM (mlock), cleared immediately when no longer needed

How Your Data Flows

Your Master Password

Never stored. Never transmitted.

Argon2id Key Derivation

64MB memory, 3 iterations, 4 threads

Database

SQLCipher
Local vault

Documents

XChaCha20
Per-file keys

Photos

XChaCha20
Per-image

Encrypted on Your Device

Decrypted only in memory, on demand

No one else checks every box

Cloud tools track your portfolio but expose your data. Only SealedFolio gives you a complete management platform, privately. No data monetization. No banking fees. Just software that works for you.

Feature SealedFolio Stessa Baselane TurboTenant
Runs locally / offline
End-to-end encryption
AI document scanning
Tenant management Basic
Rent roll & tenant ledger
Tax reports (Schedule E / T776)
Mortgage & amortization
Team / shared access
Legal form templates Basic
Portfolio health score
Depreciation schedules
Late fee automation
Interactive property map

Feature comparison as of February 2026. Competitor features may have changed.

How it works

Three steps. No account. No cloud signup.

1

Download & set password

Install SealedFolio on your Mac or PC. Set a master password. That's your encryption key, we never see it.

2

Add your properties

Enter properties, import transactions from CSV/OFX, add tenants, and drop in documents. The AI scans and extracts data automatically.

3

Track & analyze

Full portfolio dashboard, cash flow analysis, ROI metrics, rent roll, tenant ledgers, and tax-ready reports. All computed locally.

Frequently asked questions

Is my data really private? How can I verify?
Yes. SealedFolio is a native desktop app, not a web app with a hosted portfolio database. Your database and documents are encrypted and stored on your device. You can verify network behavior yourself with Little Snitch or Wireshark: core ledger, reporting, and document workflows do not upload portfolio data to SealedFolio servers. Network calls occur only for license validation and optional features you use, such as Plaid bank import, map/geocoding views, model downloads, update checks, sample media, and encrypted backup copies to a folder you choose.
What happens if I forget my master password?
We cannot recover your data. This is a feature, not a bug, it means no one, including us, can access your data without your password. We strongly recommend writing your master password down and storing it in a secure location (like a safe or a password manager).
How does AI document scanning work without the cloud?
SealedFolio runs a private AI model directly on your computer. When you scan a document, a mortgage, lease, tax bill, or receipt, the AI reads it locally and extracts structured data (dates, amounts, parties, terms) without any network call. Your documents never leave your device.
Does it work offline?
The core app works offline: your portfolio, analytics, document scanning, tax reports, tenant management, imports, and exports run locally. Internet is needed for license validation and optional network features such as Plaid bank import, map/geocoding views, model downloads, sample media, update checks, and cloud-synced backup folders.
Can I import data from Stessa or other tools?
Yes. SealedFolio supports CSV, OFX, QFX, and QIF import with a column mapping wizard, plus optional Plaid bank import when you provide Plaid credentials. Your data is stored in the encrypted local vault after import.
Can multiple people access the same portfolio?
Yes. SealedFolio supports multi-profile shared access with role-based permissions. Create profiles for team members with owner (full access), manager (read/write), or viewer (read-only) roles. Each person selects their profile when unlocking the vault.
What reports can I generate for tax season?
SealedFolio generates Schedule E (US) and T776 (Canada) tax reports, income statements, balance sheets, general ledger reports, cash flow statements, rent roll reports, CapEx reports, and mileage summaries. All exportable to CSV. You can flag expenses as tax-deductible and filter by deductibility at report time.

Ready to take your data back?

Join the waitlist for early access. Be the first to manage your real estate portfolio with true privacy.

No spam. No credit card. Just early access.