The short answer. If you want the rent roll and T-12 not only extracted but checked against each other and carried into a model, Smart Capital Center and Titleman score highest on our reading of vendor sites, with Cactus, Clik.ai, Docsumo and Radix Underwriting close behind. If you need what PRODA is built for, standardized rent roll and operating statement data flowing into your own systems across a portfolio, the extraction tools fit that job better than Titleman does.
Updated 19 October 2026. Published by Titleman, which makes one of the tools compared.
Written by the Titleman team with AI assistance (Claude). Every description of another company is that company's own wording or a summary of its own site, read on 19 October 2026 and linked; we have not run those products. Titleman figures are medians measured on our production runs in the 30 days to 18 October 2026.
What PRODA Is (October 2026)
PRODA leads with "Unlock your property data" and says it "automatically extracts, standardizes, and error-checks rent roll and operating statement data, in any format". On its own pages:
- Rent rolls from Excel, PDF and property management systems, collected, extracted, standardized and error-checked.
- Operating statements "of any period length (such as T-3, T-6, T-8, T-12 and longer)", plus year to date, year end and budgets.
- Mapping of each line to your chart of accounts, learning from your corrections, with hundreds of checks and period-over-period change tracking.
- Tenant names standardized with parent company, sector and credit rating.
- Delivery through an Excel add-in, a REST API with webhooks, and BI tools.
PRODA names asset managers, investment managers and banks as its users and works in any country, language and property type. Its FAQ says it is "currently not designed for data extraction from leases themselves". No price is published; it offers a trial on your own data.
Why Teams Look For A PRODA Alternative
- Analysis, not only data. Teams want the extracted rent roll to become an underwriting, a value or a credit memo without another tool.
- The tie between documents. The question that matters is whether the rent roll and the T-12 agree for the same month.
- Deal-by-deal work rather than a monthly portfolio data feed.
- A multifamily-only shop that wants a product built around units, concessions and loss to lease.
- Evidence per figure a credit committee or investment committee can check.
PRODA Alternatives At A Glance
| # | Tool | Best for | What it does | Where it stops | Pricing model, as stated on its site |
|---|---|---|---|---|---|
| 1 | Smart Capital Center | Lenders and investors who want the tie and a first credit memo | Reads rent rolls from any property management system, checks them against the T12, drafts a credit memo from the same numbers | Its outputs are drafts by its own description: "the AI suggests, your analyst decides" | Free tier, per-property plan and custom Enterprise |
| 2 | Titleman | Rent roll and T-12 carried into a full underwriting | Reads the OM, rent roll and T-12, checks them against each other and the market, builds a live Excel model with every input's source and date | Not a monthly data feed or an API into your warehouse | Set per engagement; no prices on this page |
| 3 | Cactus | Multifamily and self-storage teams who want line items traced | "Extract every line item, trace it to the source, and export to Excel with formulas intact"; market data and an underwriting agent | Other asset classes are listed as beta or early access | Plans without published prices; trial offered |
| 4 | Clik.ai | Lending and servicing teams at volume | AI spreading of T12s, rent rolls and operating statements into models, with expert oversight and agency workbooks | Software sold together with services | No price found; demo on request |
| 5 | Docsumo | Extraction and tie-out across property types | Extracts every unit row and T-12 line with a confidence score, checks the rent roll against the T-12, leases and OM | By its own page, "The pro forma, valuation, DSCR and loan sizing stay in the model your team already trusts." | Trial, then custom quote by volume |
| 6 | Radix Underwriting | Multifamily investors, brokers and lenders | Formerly redIQ: extracts and standardizes rent rolls and T12s, flags errors, runs scenarios and pushes data into your Excel templates | Multifamily only | No price found; demo on request |
| 7 | Lev | Sponsors and brokers who also need lender search | Extracts T-12s and rent rolls; an underwriting agent builds the model; CRM and memo drafting | We did not find cross-checks between documents described | Published monthly plans |
| 8 | Archer | Multifamily teams with their own model | Parses rent rolls and T12s and loads your own model; comps and pipeline | Multifamily | Custom annual proposal |
How We Scored Them
Each tool gets 0, 1 or 2 points on five criteria, from what its maker's site describes: 2 means a core part of the product, 1 means partial or narrower, 0 means we did not find it described (which is not proof the product lacks it). Extraction counts double, because that is the core of PRODA. Ties are listed alphabetically.
| Tool | Extraction and standardizing (x2) | Rent roll vs T-12 checks | Analysis on top | Asset classes | Evidence per figure | Score of 12 |
|---|---|---|---|---|---|---|
| Smart Capital Center | 4 | 2 | 1 | 2 | 1 | 10 |
| Titleman | 2 | 2 | 2 | 2 | 2 | 10 |
| Cactus | 4 | 0 | 2 | 1 | 2 | 9 |
| Clik.ai | 4 | 1 | 2 | 2 | 0 | 9 |
| Docsumo | 4 | 2 | 0 | 2 | 1 | 9 |
| Radix Underwriting | 4 | 2 | 2 | 1 | 0 | 9 |
| Lev | 4 | 0 | 2 | 2 | 0 | 8 |
| Archer | 4 | 0 | 2 | 1 | 0 | 7 |
Titleman scores half marks on extraction because it reads the rent roll and T-12 inside an underwriting rather than running a standardization pipeline. It reaches second place on the last three criteria. If your job is the data feed, weight extraction more and Titleman falls down this list.
The Eight Alternatives
1. Smart Capital Center
Smart Capital Center's site says its AI "reads the rent roll and the operating statements, checks them against each other", that it reads rent rolls "from any property management system, in whatever format they arrive", and that it keeps the detail "unit by unit, so every number can be traced back to a specific apartment". It drafts a credit memo from the same numbers as the model, and it describes every output as a draft for your team. Its underwriting pages cover multifamily, office, retail, industrial and mixed-use. Best for lenders and investors who want extraction, the tie and a first memo in one place.
2. Titleman
Titleman reads the rent roll and T-12 as part of an underwriting, not as a separate data product. Send the offering memorandum, rent roll and T-12 for an address and you get:
- the three documents checked against each other and against the market, with what does not tie listed;
- a live Excel model from rent roll to stabilized NOI, debt, returns and sensitivity grids;
- every input with its source and date and every result with its formula, and a missing figure named as missing rather than filled in.
Measured on our production runs (30 days to 18 October 2026), an underwriting takes about 58 minutes at the median and returns about 1,000 data points: 159 found with a source and date, 607 computed by formula and 164 named as missing. Among Titleman's 337 written workflows are a rent roll audit and a T-12 normalization. If you keep your own model, you can upload the workbook, up to 40 MB, and change it by typing; each change is shown before it is applied, and the feature was tested on a 17-sheet model with about 2 million formulas.
Where it stops: no API or webhooks into your systems, and no monthly portfolio feed. Repeat underwriting runs can differ, so a named person reviews the output.
3. Cactus
Cactus describes itself as "AI for ambitious Real Estate teams" and promises to "extract every line item, trace it to the source, and export to Excel with formulas intact", with market data and an underwriting agent. Multifamily and self-storage are presented as available now; other asset classes as beta or early access. Best for apartment and storage teams who want each line traceable.
4. Clik.ai
Clik.ai offers "AI-powered spreading of T12s, rent rolls, and operating statements into production-ready financial models", with agency workbooks completed under expert oversight, loan onboarding and lease abstraction. Best for lending and servicing operations that want software and people together.
5. Docsumo
Docsumo's CRE page offers "CRE underwriting automation that reads rent rolls and T12s" and says "underwriters get a checked property file and only the exceptions". It splits a broker package into documents, extracts each unit row and T-12 line with a confidence score and, on its Enterprise plan, checks the rent roll against the T-12, leases and OM. It states that it does not build the pro forma or value the property. Best for teams who want clean, checked inputs for their own model.
6. Radix Underwriting
The former redIQ site now says "Radix Underwriting is the next chapter of redIQ", describing "multifamily underwriting software that turns messy rent rolls into a defensible model in minutes": extraction and standardization of rent rolls, T12s and operating statements, error detection, scenarios, debt repricing and an Excel add-in that pushes the data into your templates. Best for multifamily acquisitions, brokers and lenders.
7. Lev
Lev lists Lev Index, an underwriting agent and a document extractor agent among its products, alongside lender search, a CRM, deal rooms and memo drafting, on published monthly plans. Best for sponsors and brokers who arrange debt.
8. Archer
Archer promises "rent roll and T12 parsing in under 10 seconds, your own model loaded in about a minute", plus comps, pipeline and BOVs for brokers. Best for multifamily teams with an established house model.
How To Test A PRODA Alternative
Use a rent roll and T-12 you have already reconciled by hand.
- Total the rent roll the tool produced. Does it match the source to the dollar?
- Tie it to the T-12 for the same month. Does the tool show the difference, or do you have to find it?
- Include a concession and a mid-month move-in. Are they read as such?
- Point at one figure. Can the tool show the page or cell it came from?
- Send a scanned page. Count the cells you correct.
For more on the extraction step, see six checks for rent roll extraction software.
Related Pages
- AI tools for commercial real estate, by job
- Enodo alternatives for rent roll, T-12 and pro forma work (2026)
- Blooma alternatives for CRE lenders (2026)
- Prophia alternatives for lease abstraction (2026)
- Real estate underwriting AI, or request a demo with a rent roll you know.
FAQ
What are the best PRODA alternatives in 2026?
On our scoring of vendor sites, Smart Capital Center and Titleman score highest, because both check the rent roll against the T-12 and carry the analysis through to a model. Cactus, Clik.ai, Docsumo and Radix Underwriting follow. If what you need is standardized rent roll data flowing into your own systems every month across a portfolio, the extraction tools, or PRODA itself, fit that job better than Titleman.
How can an asset manager check a rent roll and T-12 for problems in a day?
Tie the two documents for the same month: total rent billed on the rent roll against rental income on the T-12, vacant units against vacancy loss, concessions against the income line. Several tools on this page automate that tie. Titleman does it inside an underwriting, which took about 58 minutes at the median on its production runs, and lists what does not tie.
What is the difference between rent roll extraction and rent roll analysis?
Extraction turns a rent roll in any layout into a standard table you can trust. Analysis asks what the table means: whether it ties to the operating statement, what the in-place income is, where the leases roll, and what the property is worth on it. PRODA and Docsumo focus on the first; Smart Capital Center, Clik.ai, Radix Underwriting, Archer and Titleman carry on into the second.
Does PRODA read leases?
PRODA's own FAQ says it is currently not designed for data extraction from leases themselves. It reads rent rolls and operating statements. For lease abstraction, see the tools compared on our Prophia alternatives page.
Can I keep my own Excel model?
Most tools here say they export to Excel or load your template: PRODA has an Excel add-in, Radix Underwriting and Archer load your own model, and Docsumo exports to your model. Titleman returns its own live Excel model, and separately lets you upload your workbook, up to 40 MB, and change it by typing, with each change shown before it is applied.