An acquisitions team needs a discounted cash flow model that answers two questions before an LOI: what the asset is worth at the price, and how wrong the broker’s numbers are. The tools below all produce a property-level DCF. They differ in who keys in the data, which property types they cover, and whether the file will be accepted by the lender, appraiser or buyer on the other side.
Moraine is our product. It is on this list, along with the cases where another tool is the better choice.
Selection method
- Scope. Tools that produce a lease-by-lease or unit-level cash flow and a valuation for an acquisition, usable by an analyst without custom development.
- Prices. Taken from each vendor’s own website on 2026-10-05. Where a vendor does not publish a price, this page says so.
- No paid placement. No vendor paid to be listed or reviewed this page.
- Descriptions. Based on what each vendor states on its own site. We did not benchmark model outputs against each other.
Quick comparison
| Tool | Property types (as stated by vendor) | How data gets in | Published price |
|---|---|---|---|
| Moraine | Office, retail, industrial | Built from uploaded OM, rent roll, T-12 and leases; or by hand | Individual $300/month; 14-day free evaluation (pricing) |
| ARGUS Enterprise (Altus) | Office, industrial, retail, multifamily and other lease types | Keyed in or imported | Not published; tiered, asset-based subscription (site) |
| Rockport VAL | Property and portfolio cash flow and valuation | Keyed in or imported | Not published (site) |
| A.CRE All-in-One (Excel) | Office, retail, industrial, multifamily, student and seniors housing | Keyed in | Pay what you’re able, $0 minimum (page) |
| Archer | Multifamily | Built from deal documents | From $500/month per its pricing page title (pricing) |
| In-house Excel model | Any | Keyed in | Your team’s time |
Moraine
Moraine reads the OM, rent roll, T-12, leases and amendments and builds a DCF with every number linked to the page it came from. It also imports ARGUS Enterprise Excel report exports and exports XLSX workbooks with flat headers that drop into existing ARGUS, Excel and IC templates. Where the documents do not say whether a lease is executed, extended or month-to-month, it opens a review item instead of guessing.
Price. Individual is $300 per month for one user with unlimited models and Excel exports. Team starts at $1,500 per month for five users. A 14-day free evaluation needs no card.
Choose something else if:
- The asset is multifamily, hotel or self-storage. Moraine supports office, retail and industrial only.
- The lender, appraiser or buyer requires a native ARGUS file. Moraine exports Excel, not ARGUS.
- You need live multi-user editing of the same model. Moraine does not offer it today.
- You need a lease administration system for assets you already own. Moraine is an acquisitions tool.
ARGUS Enterprise
ARGUS Enterprise is Altus Group’s commercial property valuation software for cash flow modeling, valuation, budgeting and scenario analysis. Altus states it models office, industrial, retail, multifamily and other lease types. It is included in tiered, asset-based subscriptions to the ARGUS Intelligence Platform, which Altus says carry unlimited seats.
Price. Not published.
Pick it over Moraine if the counterparties on your deals expect an ARGUS file, you need to model asset types Moraine does not support, or your firm runs asset management and budgeting in the same system.
Rockport VAL
Rockport VAL is The Rockport Group’s property and portfolio cash flow and valuation product, sold alongside budgeting and asset management products.
Price. Not published.
Pick it over Moraine if you want an ARGUS-style valuation engine from a different vendor and plan to run portfolio valuation in the same tool.
A.CRE All-in-One
The A.CRE All-in-One is an Excel underwriting model from Adventures in CRE for acquisitions, value-add, redevelopment and development across office, retail, industrial and several residential types. It is offered on a pay-what-you’re-able basis with no minimum.
Price. Pay what you’re able, $0 minimum.
Pick it over Moraine if you want an open Excel model you control completely, model residential or development deals, or have no budget for software. You will key the rent roll and operating history in yourself.
Archer
Archer is multifamily underwriting software. Its pricing page title states pricing from $500 per month.
Price. From $500 per month, per the pricing page title.
Pick it over Moraine if you underwrite multifamily. Moraine does not.
In-house Excel model
If your team already has one, it costs nothing new and matches how your IC is used to seeing numbers. The cost is the analyst time to key in each rent roll and lease, and the risk of formula errors that nobody reviews.
Keep it if your deal volume is low and your model is trusted. If the bottleneck is data entry, a tool that reads the documents into your existing template is the smaller change.
How to choose
- Office, retail or industrial deals where the bottleneck is reading documents into a model: Moraine.
- Counterparties require ARGUS, or you need every asset type: ARGUS Enterprise.
- Portfolio valuation from a non-ARGUS vendor: Rockport VAL.
- No software budget, or residential and development deals in Excel: A.CRE All-in-One.
- Multifamily: Archer.
For more on ARGUS itself, see Argus Software: What It Does, Costs, and the 2026 Alternatives. For tools that build pro formas rather than full DCFs, see Best Pro Forma Software for CRE Deals.