[Editor’s observe: These are the conclusions from the classification products evaluation series for the modest landlord property administration computer software sector. At first posted in the Geek Estate Mastermind.]

From the outset of our classification products evaluation series—a check of the price of business enterprise intelligence as a service—we took an optimistic, however comprehensive, viewpoint. We observed, questioned, and examined a sector we’re bullish on—property administration software—from an goal and strategic lens.

5 various products were being preferred to far better paint a wide classification see relatively than a slim computer software comparison: Zumper Professional, Airbnb, Avail, Cozy, Zillow Rental Supervisor.

Checks, spreadsheets, Craigslist, and electronic mail have been the norm for Do-it-yourself landlords for a long time. As computer software can take in excess of the earth, property administration computer software does as properly. Each individual highlighted products gives streamlined electronic alternatives to the traditionally analog observe of property administration, when at the identical time generating renting easier/far better for tenants. With a massive chunk of single-relatives landlords possessing less than ten qualities, every platform is racing to convert them from analog to electronic. 

Specified that the target viewers fragmentation and geographic variety make customer acquisition incredibly demanding, every highlighted products leverages some mix of two main advertising and marketing strategies.

The 1st approach, which is evident, is advertising and marketing applications and alternatives specifically to landlords. The next approach is significantly less evident but has been established powerful in other industries: pull-by means of advertising and marketing that encourages positive aspects to tenants and encourages them to champion expert services to their landlord.

It’s abundantly clear: Of the 9 types we concentrated on, moving, compliance, and communications were being the least crafted out by the bulk of the platforms. Hence, these present the future frontier—aka opportunity—for property administration computer software companies. I’ll go out on a limb and say the major spot of innovation will be property upkeep, which needs using a mix of all 3. Frequently this is carried out when turning in excess of a property, scheduling upkeep fixes is a large headache, and execution of that do the job (in a well timed method and at reasonably priced charges) is an even even bigger nightmare.

Devoid of further ado, let us get into further particulars … starting up with a strategic examination of every products reviewed.


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Primarily based in San Francisco.

Airbnb is comparable to Zumper and Zillow in the point its core emphasis stays research site visitors relatively than landlord applications. A part of customer acquisition discounts can theoretically be passed by means of to the host’s TAC (tenant acquisition fees), furthering its strategic edge against its rivals with no “free” site visitors to immediate to listings.

Verification of listings is a significant emphasis and, consequently, edge: They even announced a objective of acquiring one hundred% of its qualities confirmed by the stop of 2020. The Airbnb Additionally classification, which is composed of qualities “verified for quality” and features a set of facilities one may well usually find in a lodge, is a indicator the corporation is doubling down on increasing the requirements for lodging. Further more, it acquired UrbanDoor (furnished residences) and is also an investor in equally Lyric (resourceful suites for business enterprise travel) and Zeus (corporate housing).

The platform is concentrated on limited-phrase relatively than prolonged phrase rentals. But it does have what no one else in the industry has: engaged owners (and landlords) who use the platform to make monetary finishes satisfy on a weekly foundation. That offers the chance to set additional products and expert services in entrance of landlords at a major price cut in contrast to other individuals. Engagement, teamed with robust trust/verification features and significant demand from customers/site visitors are its major advantages.

The corporation has been a major market for mid-variety lodging for far more than 5 a long time given sublets account for far more than twenty% of the business enterprise. The more short-phrase regulations that are enacted, the faster Airbnb will transfer towards prolonged phrase rentals. I suspect they will ultimately enter the rentals classification by means of a joint enterprise or acquisition: bringing Zumper beneath their wing would be a wise ahead-wondering chess transfer.

In Paris, Aribnb minimize a offer with Century 21 that indicates agents can present a lease to Parisian renters allowing for them to “…sublet their apartment on Airbnb, so prolonged as the landlord and Century 21 get a minimize of 23 percent and seven percent, respectively.” This is a intriguing growth that the genuine estate industry would be good to deploy far more broadly. Niido and Loftium are further evidence that landlords and entrepreneurs are equipped to share in the upside in limited-phrase rental income.

Investing in the preparing of P&L statements for hosts would cement its place in host’s monetary outlook. Particularly if these statements encompass equally limited- and prolonged-phrase regulatory/tax prerequisites, it would grow to be indispensable for landlords aiming to maximize produce by mixing equally.

Airbnb was down in This autumn, “report[ing] a loss of $276.four million excluding curiosity, taxes, depreciation and amortization, in contrast with a loss of $143.seven million a year previously,” according to Bloomberg. And it’s going to get much worse as COVID-19 decimates the total travel industry in Q1 (and beyond)—Airbnb’s Extenuating Situation policy now permits hosts and company to cancel qualified reservations with no cost or penalty. Even though wonderful for company, this is as un host-friendly as it will get and pitfalls piercing Airbnb’s armor.

Summary: With the most polished entrance-to-back consumer encounter (for equally renters and landlords), robust trust and verification features, and unmatched engagement–Airbnb is poised to upend the total classification for landlords IF they enter the prolonged-phrase market.


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Primarily based in Chicago.

Used by in excess of one hundred fifty,000 landlords and 400,000 tenants, I have the most firsthand publicity to this products because my landlord uses it to control my rental—I admit bias in that I use this computer software in my private lifestyle.

Avail’s major edge is that its passionate and seasoned staff has concentrated on serving landlords with in between one and twenty qualities. No other corporation has the one of a kind mix of staff, sizable shopper base, funding, and products capabilities.

The freemium product fuels advancement by allowing for many landlords to 1st use the products for no cost. I truly think the staff should lean into charging its worthy of from the get-go: It would further align them with their core customer and, as I’ve argued ahead of, friction has its merits.

The staff is banking on syndication, which is good until they have self confidence and aspirations to compete in the organic site visitors activity Zillow and Zumper engage in. The typical listing generates eighteen qualified prospects specifically to a landlord’s inbox making use of Avail’s platform.

Its partnership with Steady, a Fortune one hundred backed insurance corporation, smartly addresses customers’ greatest problem: no matter whether their tenants will shell out the rent. It now provides monetary defense in the sort of rent guarantee insurance—especially beneficial looking at some cities are banning evictions (Seattle from Dec-March and COVID-19 linked briefly).

After encouraging landlords receive and display tenants, Avail gives customizable, state-distinct (some even metropolis-distinct) lease templates. It is the only products on our record that gives this compliance operation, and seamlessly incorporates Lemonade renters insurance.

They have invested heavily in generating payments as near genuine-time as achievable (future working day) with FastPay. Even though I applaud the exertion, getting to genuine time deposits (quick) is not a essential additional investment decision irrespective of some landlords’ present-day use of Zelle and Venmo. Seasoned specialist landlords have reserves in the lender and Do-it-yourself portion-timers have a working day career covering necessities.

Avail also integrates Redfin estimates for qualities. I’ve prolonged thought they are in a prime place to make it uncomplicated for a landlord to offer their property—either specifically to their tenant by means of an legal professional (an iBuyer of types) or on the open market with an agent.

Summary: Although its the most full presenting targeted at landlords, Avail faces an uphill climb on the customer acquisition entrance.


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Primarily based in Oregon.

Cozy came out of the gates speedy subsequent its founding in 2012—it was a clear chief at the starting of the Do-it-yourself property administration computer software advancement spurt a handful of a long time ago. After its acquisition by CoStar, nonetheless, Cozy shed its ground breaking roots somewhere along the way, which is not uncommon when a corporate titan initiates a when ground breaking startup into the stifling oversight of corporate paperwork. With its founder, Gino Zahnd, stepping away, getting its mojo back will be specially really hard.

That said, the acquisition of RentPath is a favourable indicator and sound indicator CoStar is not going to dismiss rentals. RentPath controls a large section of the apartment rentals market and provides a major customer base primed for Cozy’s products advertising and marketing initiatives. And I however see the genuine administration of the units and selection of rent as a essential piece of CoStar’s encroachment into Zillow’s territory.

Cozy Pay was an unbelievable pull by means of advertising and marketing approach. It was the smartest advertising and marketing tactic for the rentals vertical I’d observed to date. But it will grow to be significantly less and significantly less powerful as landlords change to electronic rent selection.

Digital lease development or electronic signature is a void they want to fill. Landlords are left finding a paper remedy or another on the internet lease provider—adding friction where none is essential. Devoid of electronic signatures, its renters insurance is disjointed. The excellent encounter to guarantee the tenant truly will get the insurance is to have the insurance baked ideal into the products encounter upon signing the lease. Cozy gives credit and background checks at a quite superior price, but it doesn’t record eviction checks as portion of its service offerings. Both equally seem to be gaps in its offering—one that Avail noticed and has now lapped Cozy in the race to earn in the Do-it-yourself property administration area in excess of the past 5 a long time.

Cozy strategically acquired Landlordology quite a few a long time ago, and it however appears it retains an edge in the written content advertising and marketing arena as a end result. Brand names can only be recognised for one detail, and Cozy shouldn’t be diluted. It’s a good angle for the schooling aspect of what Cozy is carrying out for the market (Geek Estate Blog site was a comparable approach from Zillow to brand name for genuine estate tech back in its origins).

Privacy is a large reward for Cozy candidates. No personal details is shared with opportunity landlords at any phase of the software process. I would hope and be expecting them to perform this up in their advertising and marketing going ahead to acquire edge of the mounting privateness tide.

Only Real estate agent.com and DoorSteps.com are mentioned on Cozy’s website as syndication companions. Various other competing expert services present really a handful of other individuals, such as Zillow, Trulia, Fb Marketplace, and Zumper. Eventual syndication to CoStar’s Residences.com and RentPath’s community of rental internet sites (ApartmentGuide.com, Rentals.com, and Lease.com)—with a combined rental viewers now north of twenty million—will near this gap.

Summary: Although it’s a wonderful platform for the price (no cost!), Cozy has been sluggish to innovate because incorporating a corporate overlord with a market cap of $twenty billion.


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Primarily based in Seattle.

The viewers dimension, specialized know-how, industry interactions, and access to capital make Zillow the most loved to arrive at classification king standing. Further more, other business enterprise lines—Premier Agent, Zillow Presents, property loans, and cash in hand—afford it the chance to maintain off on monetization of payments in a way other rivals can’t.

It was extremely peculiar that Zillow taken out its renter profile function allowing for a renter to share their scenario and monetary skills with any landlord. I thought this was amongst its very best and most strategic features that was really hard to match specified its reliable brand name and arrive at (a startup’s try would absence trust).

Its machine mastering and AI capabilities are on another stratosphere in contrast to rivals. It’s far more relevant on the demand from customers aspect, where it has far more renter info and can gauge intent to qualify and display faster than the competitiveness. Further more, info stability is a price proposition that startups can make, but Zillow can back up.

Its weakness is staying caught inside of Zillow Group, which is obviously prioritizing its Presents business enterprise ideal now. That said, rentals will inevitably advantage from the greater transactionalizing of its iBuyer business enterprise. I can visualize a upcoming where rentals come with renter’s insurance, lease guarantee, and upkeep, amongst other issues. If Zillow efficiently transactionalizes the sale, you can guess it will flip its sights to rentals.

When Zillow Rental Group ultimately steps on the fuel, I would be fearful. From a written content viewpoint, it already has a rent affordability calculator, revenue and expense worksheet, and transfer-in and transfer-out checklists that could be applied by equally renter and landlord/property supervisor. These aren’t integrated or simply findable, but I don’t be expecting that to final. As it slowly chips away at providing a entire entrance to back encounter, it will ultimately productize its written content offerings.

Zillow would be wise to receive Avail, and leverage its staff and know-how to build a further moat with renewed emphasis.

Summary: With unparalleled demand from customers, the fact is it doesn’t subject if they are late to the activity with features or products. They are on the throne until someone unsurps them.

ZUMPER Professional

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Primarily based in San Francisco.

Even though thirteen million month-to-month visits pales in comparison to Zillow’s far more than one hundred fifty million, Zumper’s site visitors is targeted and a lot far more qualified. Getting commenced with creating provide aspect liquidity in San Francisco and New York, the staff has leveraged that into the research aspect of the market and has far more not too long ago commenced building out state-of-the-art applications for landlords to control all elements of their business enterprise. I noticed Zillow’s ascent from zero to overtaking Real estate agent.com from inside of, so I know it can be carried out with religious emphasis and the shopper as the North Star.

Because our original evaluation, Zumper has added rent payments to its repertoire (making use of Stripe). IT also accepts Apple Pay, which I haven’t observed from other individuals however.

Zumper is obviously invested in starting to be the reliable authority on rental prices nationwide by means of written content advertising and marketing: Manufacturing month-to-month market stories nationally (March 2020) as properly as across various markets (Seattle March 2020) is no modest feat.

It’s worthy of noting that Zumper emphasizes residences far more than any of the other products, and that’s where its monetization is concentrated.

A handful of persuasive info factors outlined in Zumper’s recent $60 million Series D funding information:

  • eighty million annual readers envisioned for 2020
  • thirteen million visits for each month presently
  • Most are hunting for one-year leases
  • one million listings analyzed month-to-month

Viewing alone as “Airbnb for prolonged-phrase rentals,” it’s clear that Zumper will carry on to go further into the transaction (Anthemos Georgiades mentioned this on the recent This Week in Startups podcast). I be expecting them to transfer heavily into the compliance area quickly, as productizing any transaction for one-year leases will fundamentally need custom-made neighborhood leases.

Summary: It’s a formidable foe with the very best chance to unseat Zillow’s place as king of rentals.


The 5 products included in this mini-series are only a handful of of the alternatives on the market for modest landlords to look at. A handful of other individuals:

Buildium: Software that caters towards more substantial landlords and property managers (one hundred+ units) and somewhat far more highly-priced than the Do-it-yourself computer software offerings. Recently acquired by RealPage. Primarily based in Boston. Learn far more.

Rentec Immediate: Serves far more than 14,000 landlords. Primarily based in Oregon. Learn far more.

Rentler: With landlord applications and a entire research interface serving in excess of one hundred,000 landlords, this platform’s existence is weighty in Utah (its HQ). Learn far more.

TenantCloud: Focused on more substantial landlords and genuine estate agents who operate many units. Primarily based in Austin. Learn far more.

TurboTenant: Serves in excess of 250,000 landlords and far more than two million renters. Primarily based in Colorado. Learn far more.


We posed quite a few thoughts in the introduction, so we can’t stop this series with no addressing them.


Even though the classification is state-of-the-art from a products lens, it’s not full as of however. The advertising and marketing, advertising and marketing, payments, software, and screening components are robust across the classification. Signatures aren’t really standardized, but are table stakes to serve this classification well—we’re not going back to paper and fax devices whenever quickly. The other 3 are however to be capitalized on: moving, communications, and compliance.

Exterior of screening, which can be delivered as a specialized service, modest landlord property administration needs a Swiss military knife strategy. Do-it-yourself landlords aren’t going to use 3 to 9 independent applications to handle every specialized task—not only mainly because there is not a repeated use situation for every, but mainly because the vendors presenting them would go bankrupt seeking to receive customers. It’s my belief that vendors charging tenants for screening fees can scale far more swiftly by maintaining their computer software no cost: zero cash friction is normally a sound onboarding approach for cash strapped DIYers. In the meantime, it’s achievable for companies who cost landlords for screening expert services to deliver a stronger products by aligning very best pursuits with their main customer.

There are a handful of themes essential to the upcoming of this sector: payments, viewers/syndication, compliance, and the transactionalizing of rentals.

In 2017, far more than 56% of landlords were being however accumulating rent in person according to Zillow’s Housing Report (by means of Avail). Zillow didn’t report that identical amount in its 2019 report, so it’s really hard to evaluate how swiftly the determine is mounting.

Regular monthly rent payments and buying/qualifying tenants applied to be the bane of the landlord’s existence, but that is waning as electronic payments adoption continues. I don’t think the original hypothesis that whoever figures out how to deposit payments immediately will finally earn. I battle to think the investment decision essential to transfer from future-working day (Avail FastPay) to genuine-time would prove fruitful to the base line. It’s not dissimilar to how I see listing update frequency on the revenue aspect of the industry. Is an update cycle of just about every 15 minutes relatively than when an hour going to compel potential buyers to swap research interfaces? No.

Cozy and Avail equally present Lease Reporting, which can help tenants construct their credit heritage. As the dependable detail to do as a landlord or property owner, that will grow to be regular and an even even bigger draw for vendors/tenants to go electronic. But quick deposits are not a necessity for achievements.

It’s legitimate that these who own the market (demand from customers) and own the applications have an unfair edge. Hence, Zumper and Zillow do maintain a strategic customer acquisition edge in contrast to Cozy and Avail thanks to site visitors and brand name goodwill produced from their rental research products.

This portion of the summary was turned into its own website post, which was earlier posted right here.

As Kenneth DePaul argues, managing and controlling fees are the missing parts to today’s property administration computer software. A revamping of antiquated offline rental property administration purposes and converting processes to on the internet purposes will not assist if traders don’t regulate fees. A streamlined expense administration method, related specifically into equally a P&L and tax computer software, is the Holy Grail that landlords will flock to were being it to exist. We’ll see vendors husband or wife with the likes of Avalara in the coming a long time to make it so.

Like so many other types, bundling will reign king in landlord tech in 2020 and beyond. Section of that bundling will be insurance, rent ensures, transfer-in/out, and even loyalty programs. All integrated with one fell swoop, this would incorporate all the important legalities to stay compliant across the board. Similar to how tech-enabled operators these types of as Lyric, Domicile, and Sonder competed against (and advertised on) Airbnb, we’ll see a comparable breed of operators split into the prolonged-phrase sector. Landlord tech vendors will be pressured to husband or wife with boots on the ground to compete with tech-enabled operators.


1 significant dilemma is no matter whether an impartial titan will be crafted or no matter whether upcoming leaders will arise from (or be swallowed up by) existing titans. Outside of Craigslist (we all know they aren’t promoting whenever quickly, nor will they invest heavily into computer software for landlords), Avail, TurboTenant, and Zumper are the greatest impartial platforms on the chessboard. With its $60 million Series D, it appears to be clear Zumper catapulted alone into the direct (if it was not already there).

At the stop of the working day, we’re in the midst of a land get of a fragmented-beyond-belief customer base. Switching fees are a nightmare, specially when payments are set up—that’s the significant moat vendors are racing to construct. With all this do the job guiding us, it’s now clear beyond a sensible doubt that these who get a defensible foothold in landlord tech, especially with modest impartial customers, will become major industry electrical power brokers in the a long time ahead.


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