For mixed-use development analysis in 2026, Titleman ranks first when the job is to go from an address to a ranked set of schemes with a live workbook and a memo an investment committee can check. TestFit is the strongest for site plans and massing, ARGUS Enterprise for detailed cash flows on a building with many leases, and Rockport VAL for cloud cash-flow models a lender or appraiser will recognise. Most teams use two of these, not one.
Updated 19 October 2026.
Published by Titleman, which makes one of the tools compared.
Written by the Titleman team with AI assistance (Claude). Competitor descriptions are based on each vendor's own website as of 19 October 2026.
Why mixed-use breaks single-use tools
A mixed-use scheme is several businesses in one building. Apartments lease for a year, ground-floor retail for five or ten, office somewhere between. Each use has its own rent, vacancy, downtime, re-leasing cost and exit cap rate. A tool built for one asset class can model the building, but only if someone feeds it a blended assumption, and the blend is where the risk hides. See how to underwrite a mixed-use property for the method.
So the question for software is narrower than "does it model development". It is: does it keep the uses apart until the end, and can you see why one mix beat another?
How we scored
Up to 100 points. Scores are our judgement from each vendor's own website and, for Titleman, from our own product. They are not benchmarks.
| Criterion | Points | What earns them |
|---|---|---|
| Tests uses on the site | 25 | Starts from zoning and compares uses or mixes, not one scheme you typed in |
| Models each use separately | 20 | Own rent, vacancy, lease terms and costs per use, added at the end |
| Inputs traced to a source | 20 | Each input shows where it came from; each result shows its formula |
| Package a committee can check | 20 | Live workbook, memo and supporting files, not only a screen |
| Speed from address to answer | 15 | Minutes or hours, not weeks of setup |
The scores
| # | Tool | Built for | Mixed-use strength | Limit to know | Pricing model | Score |
|---|---|---|---|---|---|---|
| 1 | Titleman | Address to feasibility study and underwriting package | Runs every lawful use, class and unit size; ranks up to ten schemes; each loser says why | Tests each lawful use; check a vertical mix in one scheme on your own site; no final land price or verdict | On request | 79/100 |
| 2 | TestFit | Site plans and massing | Editable AI site plans testing zoning, unit mix, parking and deal economics | Design-first; the cash flow is lighter than a full model | Tiered subscriptions published on its site | 72/100 |
| 3 | ARGUS Enterprise | Cash flow and valuation of income property | Lease-by-lease cash flows for many tenants and uses | You build the scheme; it does not search the site | Tiered, by assets; prices on request | 66/100 |
| 4 | Rockport VAL | Cloud cash-flow modelling and valuation | Scenarios and cash flows lenders and appraisers use | Models the building you describe; no site search | Contact sales | 58/100 |
| 5 | Cactus | Sourcing and financial analysis | Analysis traced to source, site selection, Excel export | Multifamily and self-storage first; other types in beta | Quote-based, three tiers | 52/100 |
| 6 | Smart Capital Center | Research, analysis and monitoring agents | Analysis across asset types for investors and lenders | Existing assets, not new schemes | Not stated on homepage | 47/100 |
| 7 | Clik.ai | Underwriting and lease abstraction | Reads rent rolls and leases of an existing building | Not a development tool | Not stated on site | 44/100 |
| 8 | Keyway | Agents for extraction, rent comps and research | Market and rent research for each use | No development model stated | Not stated on site | 42/100 |
| 9 | Archer | Multifamily deal analysis | Fast rent roll and T-12 parsing for the residential part | Multifamily only; retail and office not covered | Custom quote | 38/100 |
| 10 | Excel template with ChatGPT or Claude | A one-off scheme | Fully flexible | Every input typed and checked by you | Not compared here | 35/100 |
Tool by tool
1. Titleman: from an address to ranked schemes
What it does: Send an address and Titleman runs a feasibility study: every lawful use, class and unit size on the site, trimmed to up to ten schemes ranked by annual return on the asking price, and each scheme that lost says why. The study comes back in about 30 minutes (median) as a 19-sheet live-formula workbook, a Word memo, a zoning PDF and an evidence ZIP. When the building is chosen, an underwriting run of about 60 minutes (median) returns a memo and a live Excel model with a 10-year pro forma, sources and uses, a loan schedule, DSCR, debt yield, IRR and NPV and sensitivity grids, where every input shows its source and date and every result shows its formula. It draws on 2,100+ sources.
Limits: It tests each lawful use; a vertical mix within one scheme, such as shops under apartments, should be checked on your site against what the study ranked. It gives no final land price or buy verdict, and it does not claim local construction costs from permits. Repeat underwriting runs can differ; a repeat feasibility request within 30 days returns the same study. Where a value is given it is a value opinion: Titleman does not replace a licensed appraisal.
Score: 79/100 (tests uses 22/25; each use separately 14/20; traced 19/20; package 18/20; speed 6/15). Speed scores low because a study plus an underwriting is still a wait of over an hour, not an instant answer.
2. TestFit: the site plan
What it does: TestFit describes editable AI site plans that test zoning, unit mix, parking and deal economics, for developers, architects, general contractors and brokers.
Limits: It starts from the design. A lease-by-lease cash flow for the commercial part sits outside it.
Score: 72/100 (tests uses 21/25; each use separately 11/20; traced 10/20; package 15/20; speed 15/15).
3. ARGUS Enterprise: the detailed cash flow
What it does: Altus Group describes ARGUS Enterprise as valuation and cash-flow forecasting software for investors, asset managers and valuation professionals.
Limits: It models the building you define; choosing the mix is your job, and setup takes time.
Score: 66/100 (tests uses 4/25; each use separately 20/20; traced 13/20; package 19/20; speed 10/15).
4. Rockport VAL: cloud modelling
What it does: Rockport describes VAL as cloud cash-flow modelling for valuations and scenarios, for lenders, appraisers, investors and brokers.
Limits: As with ARGUS, the scheme is an input, not an output.
Score: 58/100 (tests uses 3/25; each use separately 17/20; traced 12/20; package 16/20; speed 10/15).
5. Cactus: sourcing and analysis
What it does: Cactus describes deal sourcing, financial analysis traced to source, market intelligence and site selection, with Excel export.
Limits: Its site names multifamily and self-storage, with other property types in beta.
Score: 52/100 (tests uses 9/25; each use separately 8/20; traced 15/20; package 9/20; speed 11/15).
6. Smart Capital Center: agents for existing assets
What it does: AI agents for research, analysis and monitoring for investors and lenders.
Limits: Built around buildings that exist and loans that are live, not new schemes.
Score: 47/100 (tests uses 3/25; each use separately 12/20; traced 12/20; package 9/20; speed 11/15).
7. Clik.ai: the existing building's documents
What it does: Clik.ai describes underwriting, lease abstraction, loan servicing and portfolio reporting.
Limits: Useful for a mixed-use building that is already leased; not for a scheme on a site.
Score: 44/100 (tests uses 2/25; each use separately 12/20; traced 11/20; package 8/20; speed 11/15).
8. Keyway: research for each use
What it does: Keyway describes agents for document extraction, rent comps and market research.
Limits: Strong as the research input to a model; no development model is described.
Score: 42/100 (tests uses 3/25; each use separately 9/20; traced 11/20; package 7/20; speed 12/15).
9. Archer: the residential part
What it does: Archer parses multifamily rent rolls and T-12s and supports deal analysis and pipeline.
Limits: Multifamily only, so the retail and office income need another tool.
Score: 38/100 (tests uses 2/25; each use separately 6/20; traced 10/20; package 8/20; speed 12/15).
10. An Excel template with ChatGPT or Claude
What it does: Full flexibility and a model your team already knows, with a general assistant to draft formulas and summaries.
Limits: Every input is typed by hand and checked by you, and a general assistant does not know your site's zoning.
Score: 35/100 (tests uses 3/25; each use separately 14/20; traced 4/20; package 10/20; speed 4/15).
Pick by the question you are asking
- "What should we build here?" Titleman for ranked schemes from the address, TestFit to draw the one you pick.
- "Does this scheme pencil, lease by lease?" ARGUS Enterprise or Rockport VAL.
- "Is the existing mixed-use building worth the asking price?" Titleman underwriting, or Clik.ai and Cactus for document reading.
- "What do the shops and apartments rent for nearby?" Keyway or the comps inside an underwriting run.
FAQ
What is the best software for mixed-use development analysis in 2026?
For going from an address to a ranked set of schemes with a live workbook and memo, Titleman ranks first on our criteria. TestFit is the strongest for site plans and massing, and ARGUS Enterprise for detailed cash-flow modelling of a building with many leases. Most teams use two of these together.
How is a mixed-use development analysed?
Start with what zoning allows on the site, test the uses and their mix, then model each use with its own rent, vacancy, lease length and cost, and add them into one budget, one cash flow and one return. A scheme that only works with one use carrying the rest should be visible as such.
Can AI decide the right mix of uses for a site?
AI can test many combinations quickly and rank them on a stated return, which narrows the choice. It cannot decide for you: local demand, the planning conversation and the construction price on your site still need people who know the market.
Does feasibility software replace an appraisal?
No. Feasibility and underwriting tools support an investment decision. Titleman returns a value opinion, not an appraisal, and does not replace a licensed appraisal where a lender or a regulator requires one.