Property OS · investor presentation

A building pays for seventeen subscriptions today. Property OS replaces seven of them and cuts that bill by $688 a month.

Software to run buildings, condominiums and homeowner associations: residents, money, maintenance, front desk, facilities, board and compliance in one system, with permissions enforced by the database and AI that works within the permissions of whoever uses it. It is in production and the demo is open.

$838

is what a 100-unit condo pays today for the seven functions Property OS replaces in full EST

$150

is what Property OS costs for those same 100 units, everything included

$688

less per month on software, from the first month

$8,256

less per year, not counting the ones it partly covers

Open the demo Request the private presentation

What the building stops paying

The software bill drops 82% in a 100-unit condo and 82% in a management company with 2,000 units.

This is the most conservative arithmetic available: it compares only the seven subscriptions Property OS replaces in full —$838 and $16,770 a month— against what Property OS costs. The other ten, which it partly covers, add nothing to the savings here, and the hardware the building already owns keeps working.

100-unit condo

Pays today for the seven functions replaced in full: $838
Property OS (Pro plan, 100 units): − $150
Stops paying, per month: $688
Per year: $8,256
Less, on that part of the bill: 82%

Separately, ten more subscriptions —$1,239 a month— are partly covered and are left out of this arithmetic.

Management company, 20 buildings and 2,000 units

Pays today for the seven functions replaced in full: $16,770
Property OS (white label, 2,000 units): − $3,000
Stops paying, per month: $13,770
Per year: $165,240
Less, on that part of the bill: 82%

Separately, ten more subscriptions —$15,306 a month— are partly covered and are left out of this arithmetic.

Property OS is priced per unit with a monthly minimum, so the savings above use each plan’s list price, not a negotiated discount. The line-by-line detail, with the source of every price, is further down. See the full table

How it works

An endless circle of efficiency: every lap, you work better and live better.

1
AI
The AI processes the data
Requests, packages, payments, notices, minutes and deadlines: it reads them, sorts them and prepares every step as a draft.
2
Person
A person corrects and approves
Nothing leaves without someone reading it. You fix what is wrong, approve, and sign. The decision is always human.
3
AI
The AI follows up
It watches what was approved: the open ticket, the unanswered notice, the deadline coming up, the vendor who did not show.
And it starts again — from what you corrected
Every correction and every approval stays in the building’s history, and that history is what the AI works from the next time. Better processes, better results, more efficiency — lap after lap.

It does not just save money.

Faster response times

The request arrives sorted and assigned; the reply is already drafted.

Less friction with residents

Each resident sees their own request, in their language, and knows where it stands.

Better work for the team

The AI takes the repetitive part; people keep the part that needs judgment.

Better relationships with vendors

A clear order, photos, history and follow-up — no calls to ask what was agreed.

Stability for employees

Written processes, shifts on record and a console per post: the job does not depend on who remembers what.

A better quality of life for everyone

Fewer loose ends, fewer surprises, more time for what matters in the building.

This is what the process is built to achieve; results depend on each building and on how it is used. It is not a promise of results.

The U.S. market

How many buildings need to be managed

Associations (condos, HOAs, co-ops)

Associations: 373,000[1]
Homes: 29.6M[2]
Residents: 78.1M[1]
Management companies: 8,000–9,000[3]

60,000 to 65,000 professional managers, and management companies run 60% to 70% of associations.[3]

Multifamily rentals

Rental properties: 19.3M[4]
Rental units: 49.5M[4]
Units in buildings with 5 or more EST: ≈ 26.7M

49.5M × 54%, because 46% of units are in 1-to-4-unit properties. The Census does not publish how many BUILDINGS have 5 or more units, so this counts units instead.

Software market size, counted bottom-up EST

Basis	Math	Per year
Subscription only	56.3M units × US$2.08 per unit per month × 12[5]	≈ US$1.4B
Subscription + payments and services	56.3M units × US$9.74 per unit per month × 12[5]	≈ US$6.6B

56.3M = 29.6M homes in associations + 26.7M in rental buildings with 5 or more units; it counts a rented condo twice, so it overstates slightly. The per-unit prices come from AppFolio: 9.6M units, and 78% of its revenue comes from payments and services, not subscriptions.[5] For comparison, Grand View Research sizes property management software at US$3.61B worldwide in 2025, growing 6.4% a year.[6]

Florida: compliance is no longer optional

SB 4-D (2022). Milestone inspection at 30 years (25 near the coast) and a fully funded structural integrity reserve study.[7]
HB 1021 (2024). Since Jan 1, 2026, every condo with 25 or more units needs a website or app with its official records.[8]
HB 913 (2025). Registration with the DBPR, documents posted within 30 days, and recordings of virtual meetings.[9]

What gets paid for separately today

Seventeen subscriptions, line by line

Two cases: a self-managed 100-unit condo with 5 staff, and a management company with 20 buildings and 2,000 units. P price published by the vendor · 3P reported by a third party · EST estimate. The right-hand column says what Property OS does with each one.

Function	100 units / mo	2,000 units / mo	Property OS
Association software Buildium Growth · Yardi Breeze P[10]	$192	$2,000	Replaces it in full Units, owners and tenants, general ledger, recurring charges, budget, vendors, board, elections and official records.
Front desk and packages BuildingLink, ≈ US$2 per unit EST	$200	$4,000	Replaces it in full Packages with tracking-number scan and resident notice, valet, and shift log.
Visitor management Envoy Standard 3P[15]	$109	$2,180	Replaces it in full Visitors, QR passes, resident pre-authorization, a kiosk per door, and ID reading in the browser.
Work orders UpKeep · Property Meld 3P[16]	$72	$4,000	Replaces it in full Photo reports, work orders with a code and status history, an assigned vendor, and a notice to whoever reported it.
Amenity booking Skedda Plus 3P	$99	$1,980	Replaces it in full Time slots with no double booking, fee, deposit, and before-and-after photos.
Vendor bids RFP portals EST	$50	$300	Replaces it in full A link for vendors to quote without creating an account, with follow-up.
Accounting QuickBooks Online Plus · Advanced 3P[14]	$140	$340	Covers part of it General ledger, budget against spend, invoices with approval above a set amount, reconciliation (statement import or Plaid bank connection), owner statements and distributions, a 1099 report, metered utility billing, and export to QuickBooks and Yardi.
E-signature DocuSign Standard · Business Pro P[12]	$60	$450	Covers part of it Board approvals with a sealed signature, stamped with the server’s IP and time, and a record of who signed what before anything goes out.
Mass notices SimpleTexting 3P	$39	$150	Covers part of it Email to the whole building, per-unit notices and one-to-one WhatsApp, translated into each person’s language.
Compliance website (Florida) Document portal EST[18]	$67	$1,340	Covers part of it Official records under §718.111(12)(g) inside the app, a calendar for milestone inspections and SIRS, requirements by state (all 50 plus DC) and association-law deadlines in 45 jurisdictions. Each association confirms its compliance with its attorney.
Guard tours and reports Silvertrac · TrackTik 3P[19]	$249	$996	Covers part of it Security desk with ID reading, a shift log with name and time, staff radio by channel, and staff location during the shift.
Staff payroll Gusto Plus 3P[13]	$140	$1,100	Covers part of it PIN time clock with FLSA overtime, payroll runs with federal (Pub. 15-T) and state withholding in 40 states, FICA, FUTA, checks and pay stubs.
Intercom ButterflyMX P[11]	$300	$6,000	Covers part of it Receives calls and alerts from the intercom already installed and opens the door through a signed webhook, logging every entry.
Access readers ≈ US$20 per access point 3P	$80	$1,600	Covers part of it Integrates with the lock controller the building already has and opens each door from the app, the door kiosk or a visitor’s QR pass.
Unit inspections zInspector Max: US$115.50 at 100 units (× 20 buildings in the other column) 3P[25]	$116	$2,310	Replaces it in full Move-in, move-out and common areas from the phone: every item with photos, a work order in one tap, move-out compared with move-in, and the resident’s signature.
Prospects, showings and renewals ShowMojo: from US$69 (× 20 buildings in the other column) 3P[27]	$69	$1,380	Covers part of it Prospects by stage, a first-come waitlist, renewals that create the new lease, published units with an AI chat, written screening criteria, FCRA authorization with adverse-action notices, and ID + selfie verification.
After-hours phone answering Smith.ai: AI receptionist from US$95 · human, 300 calls US$1,950 3P[26]	$95	$1,950	Covers part of it AI voice agent for incoming calls (Vapi, paid by the building) that opens work orders, alerts on-call staff and takes prospects; human answering services connect by webhook.
Total stack	$2,077	$32,076	$24,924 and $384,912 per year
What it replaces in full (seven rows)	$838	$16,770
What it partly covers (ten rows)	$1,239	$15,306
Property OS price	$150	$3,000	Pro plan ($1.00 per unit, $150 minimum) · white label at $1.50 per unit
Stops paying, per month	$688	$13,770	$8,256 and $165,240 per year, counting only what is replaced in full

Excludes intercom hardware (US$4,000–6,500 per panel) and payment processing fees. With a management company, access control, intercom and payroll are usually paid by the associations: the 2,000-unit column is ecosystem spend, not one company’s bill. Yardi Breeze for associations charges US$1 per unit with a US$400 minimum.[17]

The product

35 screens across 15 modules, all in production

This list is not written on this page: it comes from the console’s own menu, with the same one-line description each screen has inside the product. If a function shows up here, it exists and it is live. Each building turns on the modules it needs during onboarding, and what a user may not see is blocked by the database, not by the screen.

Units & residents

My home · your lease or deed, who lives there, pets, cars and insurance
Units · each apartment with its owner, tenant, charges, payments and work orders
Residents · owners and tenants, each with their own record

Maintenance

Maintenance · tickets from the call to the invoice
Equipment & areas · a record per area, machine or object, with its maintenance plan, history and a QR label to log work
Materials & orders · stock with minimums, material orders and AI suggestions of products and suppliers
Housekeeping · service requests, cleaning reports with photos and supervisor signature, supply orders, equipment issues and resident requests
Improvements · improvement suggestions from the team, reviewed by the office
Inspections · move-in, move-out and common-area inspections with photos, plus expired insurance
Renovations · unit renovations: contractor, license, insurance, permit, photos and access pass

Collections

Ledger · charges and payments — for a resident, only theirs

In-house accounting

Building money · budget against spend, invoices and who owes
Reports · the portfolio in numbers

Vendors

Vendors · directory, quote requests with follow-up, import and resident recommendations
Recommend a vendor · a vendor who did good work for you, for the building to review

Board & governance

Board & community · meetings, minutes, pets, fines and committees
Elections · board elections, with a secret ballot
Official records · what Florida law asks the association to keep available

Notices

Notify · notices to every resident, each in their language

Front door & kiosks

Front door · visitors, vendors, packages and parking

Building services

Valet · request your car, see its photos, tip the valet
Log · the shift log, with name and time

Amenity bookings

Amenity bookings · book the party room, the grill or the court by slot, without double bookings

Facilities

Facilities · EV chargers, marina slips and boats, tennis courts and golf: assign, book, charge and send notices

Applications

Leasing · prospects, waitlist and lease renewals
Applications · incoming tenants and buyers, with their file

Calendar & compliance

Calendar & record · every date, and what was actually done

Staff & payroll

Attendance & payroll · staff clock in and out with their PIN; hours and overtime to export

Other console screens

Common area requests · report something in the pool, the gym, an elevator or another common area and follow the answer
AI assistant · drafts notices, letters and minutes; reads contracts
Staff radio · push-to-talk and chat by channel between staff
Staff location · where each employee is during the shift, with written notice
Team · seats, invitations and who handles what
Approvals · what is about to go out, and who signs it
My profile & billing · your profile, your proposals and your payments

What shipped most recently

Facilities · EV chargers

Assigned to a unit with an optional monthly plan that joins the automatic charges, and each session is billed when it closes: by time, by kWh, a flat fee, or included in the plan. Past the hour limit, a “move your car” notice goes out and is logged.

Facilities · marina

Slips with their maximum dimensions, boats with length, beam, draft and insurance expiry, contracts by month or by night, a waiting list when a boat does not fit, and hurricane or expired-insurance notices to the owners.

Facilities · golf and courts

Golf tee times and tennis, pickleball and paddle slots, per-unit memberships with a monthly fee charged to the account, and classes, clinics and tournaments with a limit and per-unit sign-up.

Housekeeping

Service requests, cleaning reports with a checklist, before-and-after photos and the supervisor’s signature, supply orders he approves, equipment problems that open a real work order, and requests made by residents.

Staff radio and location

Radio by channel: press the button, talk, and the message reaches the phones on that channel — live or later, because it is stored — with a record of what was said, and only among staff. And where each employee is during the shift, with a written notice the employee accepts before starting.

Common area requests

A resident reports something in the pool, the gym or an elevator, adds photos and follows the office’s answer from the app.

Where revenue per building grows

At AppFolio, payments and services are 78% of revenue.[5] Property OS already collects from residents by card and bank debit through Stripe Connect, with a Plaid bank connection and recurring charges that post themselves; the money lands entirely in the association’s bank, with no fee of ours, and today only the subscription is billed. Resident payments already run inside the system.

Technical quality

How it is built and how it scales

Foundation

Next.js 15.5, React 19, TypeScript 5.8 and Tailwind 4, deployed on Vercel.
Firebase: authentication, Firestore, and a dedicated bucket for documents.
AI with Anthropic’s Claude Opus 5 for the office and Claude Sonnet 5 for residents and prospects.
Payments with Stripe (Connect and Identity), banking with Plaid, email with Brevo, voice with Vapi, and signed webhooks.
More than 48,000 lines of TypeScript in 174 files, plus 4 daily cloud jobs: recurring charges, media retention, backup and plan usage.

Security

Each person gets in with a seat in the building, created only through an invite code that fixes role and job.
Residents see only their own unit, and buildings are isolated from each other: the database rules enforce it, not the screen.
Per-area, per-user-type permissions, tested against the rules API before going live.
From an ID document only the last 4 digits and the expiration date are kept; photos are deleted after 30 days.
The AI never touches the database on its own: it runs as the signed-in user, with that user’s permissions.
API and integration keys are stored only as SHA-256 hashes; Social Security numbers and full tax IDs are never stored.

Scale

No servers to size: Vercel and Firestore grow with usage and are billed by usage.
A new building is new documents with their own identifier, not new infrastructure.
Every query filters by building at the source, so read cost does not grow with the total size of the database.

The scheduled jobs — recurring charges, media retention, backup and plan usage — run in the cloud, every day, with no machine of our own.
AI cost, the only line that moves with usage, is managed with caching and lighter models where they are enough.

Cost to serve one unit per month EST

Line	Assumption	Low	High
Database (Firestore)[21]	3,000 reads and 300 writes per unit; permission rules add reads	$0.002	$0.004
Photos and files (Cloud Storage)[22]	50 MB stored (deleted after 30 days) and 150 MB downloaded	$0.010	$0.020
Email (Brevo)[24]	40 notices per unit per month	$0.020	$0.050
Server (Vercel, non-AI functions)[23]	Notice, translation and package routes	$0.005	$0.020
AI assistant (Claude Opus 5)[20]	150 to 400 requests per building per month, ≈ 6,000 input and 1,200 output tokens each	$0.090	$0.240
Translations, minutes and document reading (AI)[20]	Each notice is translated ONCE per language and stored; occasional minutes and extractions	$0.040	$0.100
AI for residents and prospects (Claude Sonnet 5)[20]	2 to 6 requests per unit per month (maintenance first aid, questions to the building, leasing chat), ≈ 5,000 input and 700 output tokens each, at US$2 and US$10 per million	$0.030	$0.100
Total per unit per month		$0.20	$0.53
Price per unit on the Pro plan (the lowest on the ladder)		$1.00
Gross margin over infrastructure and AI		47% – 80%

List prices from each provider; excludes support, sales and people costs. Because pricing is per unit, the price does not fall as buildings get bigger: the floor is the Pro plan’s. AI cost is still the lever to watch. Authentication stays within Firebase’s free tier up to 50,000 monthly active users. It also excludes usage-based costs: Stripe Identity checks (US$1.50 per approved verification, currently paid by Adonait and enabled per building), Stripe fees on each payment (paid by the association), and voice-agent minutes (paid by the building to Vapi).[28]

Valuation and traction are discussed privately

This page does not publish valuation, revenue or projections. If you would like to talk about investing, request the private presentation: it includes the current valuation by method and five-year scenarios with their assumptions.

Request the private presentation Open the demo

Read this first

This page is not an offer or a solicitation to buy securities, nor a request for funds. It does not publish revenue, projections, valuation or expected returns. Market and pricing figures come from third parties and may change; figures marked as estimates are calculations with their assumptions shown, not promises of any result. Any conversation about investment takes place privately, with the appropriate documentation, with each party’s own advisors, and subject to applicable law. Adonait Business LLC does not provide financial or investment advice.

Sources

Adonait Business LLC · 2980 NE 207th St, STE 300, Aventura, FL 33180 · Data as of September 15, 2026.