Property Force
Property Force is a founder-owned, full-service property management company serving residential property owners and small-to-mid apartment building investors across the San Francisco Bay Area Peninsula from San Francisco to San Jose. It uses Appfolio software with AI-assisted operations, an in-house maintenance division, and percentage-of-rent recurring management fees.
- Company typePrivate
- Founded2012
- HeadquartersSan Francisco, United States
- Headcount1–10
- GTM typeB2B
- OfferingServices
What Property Force does
Property Force, Inc. is a privately-held, founder-owned property management company headquartered in Belmont, California, operating across the San Francisco Bay Area Peninsula from San Francisco to San Jose via three offices (San Francisco, Belmont, Santa Clara). Founded in July 2012, the company provides full-service residential property management for single-family rentals, condos, townhomes, TIC units, and small-to-medium apartment buildings (16+ units), with an additional HOA-compliant unit management service line. Target customers are individual property owners, real estate investors, and small-to-mid apartment building owners seeking hands-off management of their Bay Area rental assets.
The company's operational stack is built on Appfolio's cloud-based property management platform, which provides owner and tenant portals for rent payment, work order management, lease signing, and financial reporting. Property Force layers AI-driven process automation over Appfolio for tenant screening, work order triage, and maintenance workflows, while maintaining in-house human customer service as the primary service layer. Differentiated capabilities include an in-house maintenance and project management division led by a Maintenance Director with 20+ years of experience, an in-house Ratio Utility Billing (RUBS) system for converting owner-paid utilities to tenant-paid, a proprietary three-point operating budget model, and syndication of listings across 40+ rental platforms.
Revenue is generated primarily through recurring monthly management fees set at 5–10% of rent collected (varying by property type), one-time tenant placement fees of 50–100% of one month's rent depending on unit type, and a 15% management fee on construction/renovation projects. Secondary revenue includes administrative and NSF fees and optional tenant liability insurance. Customer acquisition runs through SEO-optimized web presence, inbound contact forms, three regional phone lines, and a Calendly-enabled consultation funnel, with founder-led field consultations for larger or more complex property portfolios. The company is independently operated with no disclosed external funding or institutional ownership.
Property Force firmographics
Firmographics- Name
- Property Force
- Legal name
- Property Force, Inc.
- Website
- https://property-force.com
- Company type
- Private
- Founded year
- 2012
- Operating status
- Operating
- Headcount range
- 1–10 employees
- Short description
- Property Force is a founder-owned, full-service property management company serving residential property owners and small-to-mid apartment building investors across the San Francisco Bay Area Peninsula from San Francisco to San Jose. It uses Appfolio software with AI-assisted operations, an in-house maintenance division, and percentage-of-rent recurring management fees.
- Ownership category
- akta.pro rank
Property Force industry classification
Industry- Product category
- Residential Property Management
- NAICS
- Residential Property Managers (531311), Real Estate Property Managers (53131)
- SIC
- Operators Of Apartment Buildings (6513), Real Estate Agents & Managers (For Others) (6531)
- akta.pro primary industry
- Multifamily Apartment Property Management (BPAJAFAA)
- akta.pro secondary industries
- Single-Family Rental (SFR) Property Management (BPAJAFAB), Association Compliance, Governance & Board Support Services (BPAJAHAN)
Keywords
Where Property Force is headquartered
LocationHeadquarters
- HQ city
- San Francisco
- HQ country
- United States
- HQ region
- North America
Offices3 records
Markets served
Property Force business model
Business model- GTM type
- B2B
- Offering type
- Services
- Cost components
- Personnel, Operations, Supply Chain, Marketing or Sales, Technology or R&D, Infrastructure
Revenue model
- Property Management Fees (% of Rent Collected): Monthly recurring fees charged as a percentage of monthly rent collected. This is the primary revenue stream. Rates vary by property type: apartment buildings are charged 5–7% of rent collected monthly, while multi-unit, single-family residential, condo, and TIC properties are charged 6–10%. The fee covers full-service management including leasing, maintenance coordination, accounting, reporting, and collections. No hidden charges or markups on maintenance costs.
- Tenant Acquisition / Placement Fees: One-time fees for finding and placing qualified tenants. Rates are a percentage of one full month's rent: 50% for apartment buildings with 50+ units, 75% for multi-unit and single-family residential properties, and 100% for TIC units, condominiums, and townhomes. This is a transactional, non-recurring revenue stream tied to new tenant onboarding.
- Project Management Fees: Fees for managing renovation, remodel, and construction projects on behalf of property owners. The standard management fee is 15% of project cost. Services include client needs analysis, bid procurement, budgeting, scheduling, site supervision, material coordination, construction administration, quality control, and cost control.
- Administrative and Late Fees: Additional revenue from administrative fees such as $50 for utility service setup when tenants fail to put utilities in their name at move-in, and NSF/bounced check fees (approximately $20). Late rent fees are referenced as per individual lease terms. Tenant liability insurance is offered at $12.50/month for renters outside San Francisco County.
Pricing tiers
| Model | Billing | Price |
|---|---|---|
| Subscription | Monthly | Monthly Management Fee — Apartment Buildings (≥16 units) |
| Subscription | Monthly | Monthly Management Fee — Multi-Unit, SFR, Condo/TIC |
| Transaction based/ take rate | Pay-as-you-go | Tenant Acquisition — Apartment Buildings ≥50 units |
| Transaction based/ take rate | Pay-as-you-go | Tenant Acquisition — Multi-Unit, SFR |
| Transaction based/ take rate | Pay-as-you-go | Tenant Acquisition — TIC, Condominiums, Townhomes |
| Subscription | Pay-as-you-go | Project Management Fee |
| Subscription | Monthly | Tenant Liability Insurance (Outside SF County) |
| Other | Pay-as-you-go | NSF / Bounced Check Fee |
| Other | Pay-as-you-go | Utility Setup Admin Fee |
Go-to-market motion2 records
Distribution channels4 records
Marketing channels6 records
Property Force product offering
Product offeringCore offering
Property Force is a full-service residential property management company serving the San Francisco Bay Area from San Francisco to San Jose. It manages single-family homes, condos, townhomes, TIC units, and small-to-medium apartment buildings of 16+ units on behalf of property owners, providing tenant placement, rent collection, 24/7 maintenance coordination, accounting and financial reporting, HOA compliance coordination, and renovation project management. The company combines Appfolio cloud-based owner/tenant portals with an in-house maintenance team and AI-driven process automation, charging monthly management fees of 5–10% of rent collected plus tenant acquisition fees.
Product overview
Property Force is a full-service property management company serving the San Francisco Bay Area from San Francisco to San Jose. The company operates as a unified service offering built around its core Property Management platform, supplemented by specialized divisions for Residential, Apartment/Multi-Unit, and HOA/Condo/Townhome management. Additional services include Project Management (construction oversight) and In-House Maintenance & Project Management (40+ years combined experience) for renovations and repairs. The company leverages Appfolio property management software for owner/tenant portals and uses AI-driven process automation combined with hands-on customer service. Pricing consists of monthly management fees (5-10% of rent collected depending on property type) and tenant acquisition fees (50-100% of first month's rent).
Differentiator
Problem solved
Functional benefit
Quantifiable outcome
- 33% increase in potential gross income for multi-unit properties using the three-point model and advanced operating budget
- +3 more outcomes
Companies that use Property Force
Customer profileNamed customers2 records
Segments3 records
Ideal customer profiles3 records
Property Force technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
Integration1 record
AI capability1 record
Feature5 records
Property Force partnerships and signals
Strategic signalPartnerships
Five partnerships are on record, tiered supporting and core.
- California Association of Realtors (CAR)supportingProperty Force uses California Association of Realtors-approved lease documentation and forms. The company generates legally compliant lease documentation through CAR-approved forms for all California rental agreements, ensuring compliance with state real estate laws.
- California Apartment Association (CAA)supportingProperty Force is affiliated with the California Apartment Association, a trade organization representing apartment owners and managers in California. Membership provides access to industry resources, legal guidance, and networking.
- National Association of Realtors (NAR)supportingAffiliation with the National Association of Realtors, the largest trade association for real estate professionals in the US, providing industry credentials and best practice standards.
- San Francisco Apartment Association (SFAA)supportingProperty Force is listed as a member/client of the San Francisco Apartment Association, which sets rental standards for San Francisco County including the requirement for tenant liability insurance with a minimum of $300,000 in coverage.
- Appfolio (Property Management Software)coreProperty Force uses Appfolio as its core property management software platform. Clients access the Appfolio portal for tenant and owner login, work order approval/denial, rent payments (ACH, card, eCheck), online lease signing, and financial statement access. The company is integrated with Appfolio's tenant portal and owner portal for end-to-end property management operations.
Scale indicators5 records
Recent moves6 records
Expansion highlights4 records
Property Force competitors and assessment
Company assessmentOthers
- AppFolio: Property management software provider whose platform Property Force uses as its core operating system. Comparable as the technology infrastructure layer and as a potential vertical threat if AppFolio expands into direct management services.
Direct peers
- PMI (Property Management Inc.): Franchise-based property management brand with local franchisees offering residential and multifamily management. Comparable as a direct peer in the SMB residential / small multifamily PM services market with a similar inside-sales + field-consultation GTM.
Emerging players
- Mynd Property Management: Tech-enabled residential property manager operating across 25+ US markets with a software + local team model. Directly comparable to Property Force's hybrid AI + in-house service positioning, with a similar SMB owner target customer.
- TurboTenant: Freemium property management software for DIY landlords, now offering full-service management in select markets. Comparable as a tech-enabled entrant targeting the same individual SFR and small-portfolio owner segment that Property Force serves.
- Avail (by Realtor.com / CoStar): Landlord software and tenant screening platform owned by CoStar, increasingly bundling PM services. Comparable as a software-led PM competitor targeting the same SMB landlord segment in the SF Bay Area market.
- Hemlane: Tech-enabled full-service property management combining software with local agents, serving single-family and small multifamily landlords. Comparable in customer segment (SFR and small multifamily owners) and hybrid software+human delivery model.
Broad incumbents
- Buildium (RealPage): Property management software platform owned by RealPage, used by ~20k+ PM firms. Comparable as the underlying technology stack that Property Force has effectively outsourced to via Appfolio, and a competitor if RealPage moves down-market into direct service.
- Livcor (formerly Lillibridge): National property management and investment services platform managing large multifamily portfolios. Comparable as a large-scale institutional multifamily manager operating in the same regulatory environment as Property Force's apartment building segment.
- Greystar Real Estate Partners: Largest US residential property manager and operator, managing ~800k+ units globally. Comparable as the national incumbent in PM services that Property Force competes against in the Bay Area multifamily segment, though at vastly greater scale.
Regional players
- GreenTree Property Management (Bay Area): Bay Area residential property management firm serving the East Bay and Peninsula. Comparable as a direct regional competitor in the same SF Bay Area geographic market with overlapping single-family and multifamily services.
Market position
Strengths5 records
Weaknesses5 records
Competitive moat5 records
Key risks6 records
Key highlights7 records
Customer concentration
Property Force social profiles
Digital presenceProperty Force financial estimates
Financial estimateRevenue estimate
Valuation estimate
Property Force leadership team
Management profileNumber of profiles
Profiles2 records
Property Force funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
Property Force M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about Property Force
What does Property Force do?
Property Force is a full-service residential property management company serving the San Francisco Bay Area from San Francisco to San Jose. It manages single-family homes, condos, townhomes, TIC units, and small-to-medium apartment buildings of 16+ units on behalf of property owners, providing tenant placement, rent collection, 24/7 maintenance coordination, accounting and financial reporting, HOA compliance coordination, and renovation project management. The company combines Appfolio cloud-based owner/tenant portals with an in-house maintenance team and AI-driven process automation, charging monthly management fees of 5–10% of rent collected plus tenant acquisition fees.
Is Property Force a public or private company?
Property Force is a private company. It is classified as founder individual operated bootstrapped and is currently operating.
When was Property Force founded?
Property Force was founded in 2012. It employs 1 to 10 people.
Where is Property Force based?
Property Force is headquartered in San Francisco, United States, in the North America region.
How does Property Force make money?
Four revenue lines are on record. Property Management Fees (% of Rent Collected) is the primary driver. The others are tenant Acquisition / Placement Fees, project Management Fees and administrative and Late Fees.
Who are Property Force's main competitors?
AppFolio is listed as an others. PMI (Property Management Inc.) is listed as a direct peer. Emerging players are Mynd Property Management, TurboTenant, Avail (by Realtor.com / CoStar) and Hemlane. Broad incumbents are Buildium (RealPage), Livcor (formerly Lillibridge) and Greystar Real Estate Partners. GreenTree Property Management (Bay Area) is listed as a regional player.
Does Property Force have an API?
No public API is recorded for Property Force.
What industry is Property Force in?
Property Force's product category is Residential Property Management. Its primary akta.pro industry code is BPAJAFAA, Multifamily Apartment Property Management, with a secondary code of BPAJAFAB, Single-Family Rental (SFR) Property Management. Its NAICS code is 531311 and its SIC code is 6513.