Just So Software

What Just So Software does

Just So Software, Inc. is a privately held U.S. software company founded in 1992 and headquartered in Goodyear, Arizona, that develops and sells The Property Manager, a Windows-based property management software suite for individual landlords, small real estate investors, mid-sized property management companies, and large multi-office enterprises. The product spans four on-premise editions — Personal (starting at $59), Standard, Corporate, and Enterprise (up to $3,850+) — plus a Hosted/Managed subscription starting at $50/month, covering tenant tracking, rent collection, workorder management, vendor tracking, double-entry accounting, CAM reconciliation, VAT/sales tax, percent-of-retail leases, tenant screening, depreciation/amortization, budgeting, and purchase orders, with optional add-on modules.

The underlying technology stack is built on SIMPOL (successor to Superbase Data Management Language), supports 32- and 64-bit Windows with Linux planned, and uses Superbase MicroEngine as the default relational object-oriented database with optional MSSQL/MySQL backends. The flagship technical differentiator is the proprietary Peer-to-Peer Client-Server (PPCS) networking layer, which distributes the database across servers without requiring a server operating system and provides fault-tolerant offline operation via local caching. A Personality Module extension interface allows custom code to be layered on for specialized verticals such as HOA/POA and hotel/motel management.

The business model is primarily a one-time perpetual license model with tiered, unit-based pricing, augmented by an emerging recurring hosted-services stream and ancillary module sales (Depreciation/Amortization, Budgeting, Purchase Orders, TPMWeb website component). Go-to-market is product-led and direct-to-consumer via softwareforlandlords.com, supported by downloadable 30-day trials, online tutorials, customer testimonials, educational content marketing, and a community message board. The company is bootstrapped and founder-owned with no disclosed institutional investment, no public API, and no AI/ML capabilities in the current product.

Name

Just So Software

Legal name

Just So Software, Inc.

Website

https://softwareforlandlords.com

Company type

Private

Founded year

1992

Operating status

Operating

Headcount range

11–50 employees

Short description

Just So Software develops The Property Manager, a Windows-based property management software suite serving individual landlords, small real estate investors, mid-sized property management companies, and large multi-office enterprises with leasing, accounting, workorder, and tenant management capabilities.

Ownership category

akta.pro rank

Product category

Property Management Software

NAICS

Software Publishers (513210)

SIC

Services-Prepackaged Software (7372)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

akta.pro secondary industry

Association Maintenance, Vendor & Capital Project Management (BPAJAHAM)

Keywords

• Property management software
• Landlord software
• Rental property accounting
• Tenant tracking software
• Commercial lease management

Headquarters

HQ city

Goodyear

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Software

Cost components

Personnel, Technology or R&D, Infrastructure, Operations, Marketing or Sales

Revenue model

1. One-time Software Licenses: Perpetual one-time license sales across multiple editions (Personal, Standard, Corporate, Enterprise) with unit-based pricing. Additional revenue from optional modules (Depreciation/Amortization, Budgeting, Purchase Orders) and network seats.
2. Hosted/Managed Services: Monthly subscription hosting service starting at $50/month for up to 5 locations and up to 50 units. Provides full capability of Standard, Corporate, or Enterprise editions hosted on company servers with virtual private network access.
3. Website Component: Property management website template sold as one-time license for $49.95, enabling residents to request maintenance and pay rent online.

Pricing tiers

Go-to-market motion2 records

Distribution channels2 records

Marketing channels7 records

Core offering

Just So Software develops and sells The Property Manager, a property management software suite for landlords, real estate investors, and property management companies. The product is offered in Personal, Standard, Corporate, and Enterprise editions with a Hosted cloud option, covering tenant tracking, lease management, rent collection, workorders, vendor management, double-entry bookkeeping, CAM billing, and reporting across residential, commercial, HOA/POA, and storage properties. Optional add-on modules extend functionality with depreciation/amortization, budgeting, purchase orders, website portals, and vertical-specific personality modules.

Product overview

Just So Software offers The Property Manager, a comprehensive property management software system available in multiple editions and modules. The core product line spans Personal Edition (entry-level for small landlords), Standard Edition (enhanced with workorders and tenant screening), Corporate Edition (double-entry bookkeeping, CAM, VAT/sales tax, optional modules), and Enterprise Edition (PPCS peer-to-peer networking across satellite offices). The software is offered in two major versions: Release 5 (32-bit Windows only, for Corporate/Enterprise) and Release 6 (a complete rewrite in SIMPOL supporting 32/64-bit Windows and Linux, currently for Personal/Standard editions). Add-on modules include the Depreciation and Amortization Module, Budgeting Module, Purchase Order Module, Website Component (TPMWeb) for resident portals, and Personality Modules for specialized industries like HOA/POA. A Hosted Edition provides cloud-hosted access starting at $50/month. The company emphasizes its peer-to-peer client-server (PPCS) networking architecture as the key differentiator over web-based competitors.

Differentiator

Problem solved

Functional benefit

Brands

• The Property Manager: Property management software product line consisting of Personal Edition, Standard Edition, Corporate Edition, Enterprise Edition, and Hosted Edition for landlords and property management companies.
• The Property Manager Website Component

Products and services

• The Property Manager Personal Edition (Release 6) Entry-level property management software for small landlords and first-time real estate investors. Tracks tenants, buildings, units, vendors, income, and expenses with simple cash flow management and preconfigured Schedule E reporting. Runs on 32/64-bit Windows, download only.
• The Property Manager Standard Edition (Release 6) Enhanced property management software for individual property owners needing automated workorders (including recurring), automated income/expense management, automatic rent collection, vendor management, tenant screening, complete security system, and PPCS network capability. Available as online download with unit-tiered pricing.
• The Property Manager Corporate Edition (Release 5) Property management software for individual owners and mid-sized property management companies operating residential, commercial, retail, office, and storage properties. Provides comprehensive double-entry bookkeeping, full bank account management, CAM support with stoploss and per-square-foot charges, VAT/sales tax, CPI-linked rent escalators, percent-of-retail rent, and extended reporting. Runs on 32-bit Windows only.
• The Property Manager Enterprise Edition (Release 5) Top-tier property management software for the largest organizations with satellite offices worldwide. Includes Corporate Edition features plus peer-to-peer client-server (PPCS) networking across the internet, optional Depreciation/Amortization, Budgeting, and Purchase Order modules, full customizability through personality modules, and preconfiguration on shipment. Available with Superbase Professional, one server, and two client licenses at $3,850.
• The Property Manager Hosted Edition Cloud-hosted version of the Standard, Corporate, or Enterprise Edition running on Just So Software's servers and accessed across the internet via virtual private network. Provides full property management capability with PPCS-based networking, fault-tolerant offline caching when network or server fails, and multi-office support starting at $50 per month for up to 5 locations and 50 units.
• Depreciation and Amortization Module Optional add-on module for the Corporate Edition that enables tracking and reporting of depreciation for buildings and purchases and amortization for mortgages, adding below-the-line capability to the General Ledger. Priced at $150.
• Budgeting Module Optional add-on module for the Corporate Edition enabling budget preparation per property or across all properties, with automated comparison of budgeted numbers against actual expenses. Priced at $125.
• Purchase Order Module Optional add-on module for the Corporate Edition enabling purchase order creation with unlimited items and quantities, partial payments, return processing, automatic sales tax computation, and full integration with workorders, expenses, and checkwriting.
• The Property Manager Website Component (TPMWeb) PHP-based website template for property managers that integrates with The Property Manager or operates standalone. Provides a public marketing area and a private resident portal for maintenance requests and rent payments. Sold as one-time license for $49.95.
• Personality Modules Customization modules exploiting the user extension interface to tailor The Property Manager's appearance and functioning for specialized applications, including HOA/POA (replacing Building/Unit/Tenant hierarchy with Lot/Owner), hotel/motel, and other vertical modules while remaining compatible with future upgrades.

Quantifiable outcome

• 20-70x faster desktop performance in Release 6 vs earlier versions
• +2 more outcomes

Named customers5 records

Segments6 records

Ideal customer profiles3 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration5 records

Feature6 records

Scale indicators3 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• AppFolio: AppFolio provides cloud property management software for residential, commercial, and community association portfolios. Competes head-to-head with Just So's Standard/Corporate/Enterprise editions and is frequently cited by landlords evaluating alternatives.
• Buildium: Buildium is a cloud-based property management software platform serving small-to-mid-sized residential property managers and landlords with accounting, tenant screening, and online rent collection — directly competitive with Just So Software's landlord-focused editions.
• AMSI: AMSI (American Management Solutions Inc.) is an established property management software vendor referenced directly in Just So's own competitive positioning for organizations managing thousands of units — making it a directly comparable peer.
• Propertyware: Propertyware is a single-family and HOA property management platform offering accounting, maintenance, and tenant portals — closely aligned with Just So's residential landlord and HOA/POA customer segments.
• LogicBuilt: LogicBuilt provides property management accounting software for larger portfolios. Just So's marketing specifically benchmarks the Enterprise Edition against LogicBuilt for organizations with thousands of units, establishing it as a direct competitive peer.
• TurboTenant: TurboTenant provides free and low-cost property management tools for independent landlords, including listings, applications, screening, and rent payments — directly competing with Just So's lower-tier editions on price and ease of use.
• RentRedi: RentRedi offers landlord-focused software for tenant screening, rent collection, and maintenance with a modern mobile-first experience — targeting the same small/individual landlord segment that Just So's Personal and Standard Editions address.
• Rentec Direct: Rentec Direct serves landlords and property managers with accounting, tenant tracking, and tenant screening features in a tiered subscription model — comparable in scope and target customer to Just So's Standard/Corporate offerings.

Emerging players

• ManageCasa: ManageCasa offers modern cloud property management for residential and HOA portfolios with accounting, maintenance, and tenant communication — competing for the same landlord and small-property-manager segment as Just So's product line.

Broad incumbents

• Yardi: Yardi is the largest enterprise property management software suite, with Voyager and Yardi Breeze covering portfolios from SMB to global enterprises. Just So Software's own marketing positions the Enterprise Edition as a Yardi alternative, making Yardi the dominant incumbent benchmark.

Market position

Strengths4 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Just So Software