PropLab
PropLab is AI underwriting software for US residential real-estate investors. Paste an address or a listing link and it returns ARV, weighted comps, rehab costs and a maximum offer price in roughly 60 seconds, plus a shareable PDF report.
What is PropLab?
PropLab is real-estate deal underwriting software published by OctaTech Solutions LLC, a Delaware company. It bills itself as an “AI-Powered ARV Calculator & Real Estate Deal Underwriting Software” and attacks one problem: according to ATTOM Data Solutions, quoted by the site, an investor spends six to eight hours analyzing a deal by hand. PropLab claims to do it in about 60 seconds.
The workflow has three steps: paste a property address or a listing link from the MLS, Zillow or Redfin; the AI assembles the report — comparable sales, ARV, rent, operating costs, exit strategies; export it and send the offer. No personal MLS access is needed, because data comes from MLS feeds, public records, tax assessments and market data.
Eight tools sit behind that flow: ARV Calculator, Comp Finder, Rehab Estimator, Deal Finder, Exit Strategy Calculator, Contract Generator, Monthly Deals and API access. The ARV method is documented: PropLab scans recent sales in the area, scores each on proximity, recency, similarity and condition, derives its adjustments from regression analysis rather than rules of thumb, and returns a low/median/high range with a confidence index. The Deal Finder watches markets 24/7 against your own criteria — markets, property types, price band, target margins — flags motivated-seller signals such as price cuts and long days on market, scores each deal and sends alerts. Monthly Deals adds a curated selection across 90+ major US counties.
The published accuracy figures do not agree: 98% on the about page, 94% on the ARV calculator page, and “within 3-5% of actual sale prices in most markets” in the homepage FAQ. Traction claims are 500+ active users, 10,000+ properties analyzed and 40 hours saved per month.
A REST API — POST /api/v1/underwrite plus three read endpoints, Bearer authentication, one credit per underwrite — connects the engine to Salesforce, GoHighLevel or Podio. Access is web-only and responsive: there is no iOS or Android app. Pricing runs from a permanent free tier of three analyses to 19.95, 49.95 and 99 USD per month. The terms are blunt about what this is not: AI Output, including property valuations, ARV calculations, and market analyses, are NOT licensed appraisals, definitive valuations, or guaranteed forecasts, and the software must not be used for FCRA-regulated decisions.
What it does
- Underwrite a property in about 60 seconds from a pasted address or an MLS, Zillow or Redfin link
- Get an ARV as a low / median / high range with a confidence score, not a single number
- Pull comparable sales weighted by distance and recency, with every adjustment itemized
- Estimate rehab costs and surface condition-related risk signals
- Calculate the maximum allowable offer: ARV minus rehab, profit margin built in
- Export a lender-ready PDF report, or a shareable link for partners and sellers
- Receive pre-analyzed deals from the Deal Finder, which scans, scores and alerts around the clock
When to use PropLab / When not to
A quick filter to help you decide if PropLab is the right fit.
When to use PropLab
- Fix-and-flip investors who need an ARV and a maximum allowable offer before putting a bid in writing
- Wholesalers screening lead lists at volume and needing a lender-ready report to move a contract along
- Buy-and-hold and BRRRR landlords weighing flip, rental and refinance exits on the same property
- Acquisition teams running ten or more analyses a month, where the cost per deal matters more than a flat license
- Remote and first-time investors with no MLS subscription, since the data comes from public records, tax assessments and market feeds
When not to use PropLab
- Investors buying outside the United States, since property data coverage stops at US markets
- Anyone screening people rather than properties: the terms forbid using PropLab to determine a person's eligibility for credit, insurance, employment or housing (FCRA scope)
- Commercial and large multifamily buyers, as coverage is limited to single-family homes, condos, townhouses and two-to-four-unit properties
- Professionals who need a licensed appraisal or a defensible valuation, both of which the terms explicitly exclude
- Field users who want a native iOS or Android app: PropLab is web-only with a mobile-responsive design
How to use PropLab
A typical end-to-end flow, from setup to results.
- Create a free account: three analyses in total, no credit card required
- Paste a property address, or a listing link from the MLS, Zillow or Redfin
- Optionally apply an underwriting template so every analysis runs on the same assumptions
- Let the AI build the report: comps, ARV, rent, operating costs and exit strategies
- Read the ARV range and its confidence index, then open the comp adjustments to check the reasoning
- Review the rehab estimate and the resulting maximum allowable offer
- Export the underwriter report as a PDF or a shareable link and send it to a partner, a seller or a lender
- Set the Deal Finder on your markets, property types, price range and target margins to receive scored deals automatically (Plus and Pro)
- Buy extra credits once the monthly quota is used up, available from the Basic tier upwards
- For developers: generate an API key from the dashboard, call POST /api/v1/underwrite with a templateId and an address, then read data.arv and data.comparables
Pros & Cons
Pros
- A permanent free tier of three analyses, with no credit card required
- About 60 seconds per property, against the six to eight hours of manual work the site attributes to ATTOM Data Solutions
- No MLS subscription needed: data is drawn from public records, tax assessments and market feeds
- The ARV is returned as a range with a confidence index rather than one authoritative number, and every comp adjustment can be inspected
- The whole chain in a single product: sourcing, analysis, exit strategy, contract generation and a lender-ready report
- API access included in the Pro tier at no extra cost, where a competitor bills for it according to PropLab's own comparison page
- Legible pricing — four public tiers, no contract, cancel any time — and legal limits stated plainly in the terms (no licensed appraisal, FCRA restriction)
Cons
- United States only, with data density that varies by region
- No native mobile app, as the site itself concedes: PropLab is web-based with a mobile-responsive design
- No mention of the GDPR anywhere, no data processing agreement, no sub-processor list and no published security certification
- Nothing published on data hosting location, retention periods, or whether customer data is used to train the models
- Monthly analysis caps at every tier (20 / 50 / 150) and the Contract Generator reserved for the most expensive plan
- Figures contradict each other from page to page: 98% versus 94% accuracy, 150 versus 300 monthly analyses on Pro, and an ambiguous Deal Finder line on the Basic tier
- Credibility signals worth weighing: a company address reduced to “Delaware, USA”, a phone number in the (302) 555-0123 range reserved for fictional numbers, a privacy policy dated December 2024 on a domain registered in September 2025, and testimonials mostly signed with initials
Pricing & Plans
A permanently free tier is available: three analyses in total, no credit card required, with session-only history and five extra credits for each referral. The lowest paid entry point is the Basic plan at USD 19.95 per month for 20 analyses; Plus is USD 49.95 per month for 50 analyses, and Pro is USD 99 per month for 150 analyses according to the pricing page. Additional credits may be purchased from the Basic tier upwards, and the comparison pages advertise a cost of USD 0.33 per analysis on Pro. Subscriptions are billed in advance, monthly or annually, and are non-refundable except where the law requires otherwise. A seven-day free trial is provided for in the terms and converts automatically into a paid subscription unless cancelled. Cancellation is possible at any time and takes effect at the end of the current billing period.
- 3 analyses in total
- full AI analysis
- ARV Calculator
- session-only history
- +5 credits for referrals. Saved deals and Deal Finder excluded.
- 20 analyses per month
- everything in Free
- up to 10 saved deals
- 90-day history
- additional credits available for purchase. Deal Finder and PDF export excluded.
- 50 analyses per month
- everything in Basic
- Deal Finder
- PDF export and sharing
- side-by-side deal comparison
- up to 50 saved deals
- one-year history.
- 150 analyses per month on the pricing page (the comparison pages state 300)
- everything in Plus
- Deal Finder
- unlimited saved deals
- Contract Generator
- unlimited history and API access.
- No Enterprise tier and no quote-based pricing are published.
Data, GDPR & hosting
A consolidated view of how PropLab handles your data.
GDPR overview
PropLab never mentions the GDPR. A full-text search across every page collected returns no occurrence of GDPR, CCPA, data processing agreement, Article 27 representative, SOC 2 or ISO 27001. The privacy policy (effective 1 January 2025, last updated 28 December 2024) does list seven user rights — access, correction, deletion, objection to processing, portability, withdrawal of consent and opting out of marketing — but cites no legal text as their basis. Section 9 states that information may be transferred to and processed in countries other than your own, with “appropriate safeguards” that are never named: no standard contractual clauses, no adequacy decision. Security measures are described (encryption in transit and at rest, regular audits, access controls, employee training) and the service is closed to under-18s. Governing law is Delaware, United States; the privacy contact is privacy@proplab.app.
Who owns the data?
Under section 6 of the terms, you keep ownership of the content you submit (“User Content”). In exchange, OctaTech Solutions LLC takes a worldwide, non-exclusive, royalty-free license to use, reproduce and process it solely to provide the service. The platform, its content and its features remain the exclusive property of OctaTech Solutions LLC and its licensors (section 5). The privacy policy states that personal information is never sold, traded or rented, but it may be shared with third-party service providers, disclosed where the law requires, transferred in a merger, acquisition or asset sale, or released with your explicit consent. No sub-processor is ever named.
Reuse rights
The privacy policy lists what is collected: name, email, phone number, billing and payment information, the addresses of the properties you analyze, account credentials and professional details such as company and job title, alongside automatic usage data (IP address, browser type, pages viewed, device information, cookies and analytics). Section 3 sets out nine purposes: providing, operating and maintaining the service, processing transactions, sending administrative information, responding to support requests, marketing communications where you have consented, improving and personalizing the product, analyzing usage trends, detecting fraud and meeting legal obligations. Nothing on the site or in the terms mentions training AI models on customer data. On the output side, you may reuse the reports you generate without asking permission: download the PDF, share the link, send it to a partner, a seller or a lender. Two limits are stated, though. The underlying data comes from third-party sources, public records and user input, is “deemed reliable but not guaranteed” and is not independently verified (section 10). And section 8.2 warns that different users may receive similar output for similar input, so a report is not exclusive to you.
Data retention & training
Hosting summary
PropLab publishes nothing about where its data is hosted. No country, no region and no hosting provider is named anywhere on the site, and no certification (SOC 2, ISO 27001) is claimed. Section 9 of the privacy policy states only that information may be transferred to and processed in countries other than the user's own, with “appropriate safeguards” that are never described and no mechanism named. The security section lists encryption in transit and at rest, regular security audits, access controls and authentication, and employee training, while warning that no internet transmission is 100% secure. One technical fact observed outside the site, and worth taking for exactly what it is: the domain is served behind Cloudflare (anycast IP 188.114.96.7, AS13335). That describes the delivery network in front of the application, not where the data is actually stored. Anyone with a hosting-location requirement — a European buyer in particular — has nothing to work with here and would need to ask the publisher directly at privacy@proplab.app.
Where PropLab works
Country-level availability.
Available in
Not available in
Things to keep in mind
Risks and trade-offs to weigh before adopting PropLab.
- The dates do not line up: the privacy policy is effective 1 January 2025 and was last updated 28 December 2024, yet the domain was only registered on 28 September 2025 and first archived on 31 January 2026, while the about page claims a 2024 founding
- Performance claims vary from page to page: 98%, 94% and a 3-5% deviation for accuracy; 150 analyses per month on the pricing page against 300 on the comparison pages for the same Pro tier
- The published phone number (302) 555-0123 falls in the 555-01xx range reserved for fictional numbers in North America, and three of the four testimonials are signed with generic initials
- The terms require human review before you act: “You must evaluate all AI Output for accuracy and appropriateness, including using human review as necessary, before making any decisions”
- FCRA restriction: the tool must not be used to determine a person's eligibility for credit, insurance, employment or housing
- Nothing is published on retention, hosting location or model training, so you cannot know how long the property addresses and billing details you submit are kept, or where
- Automation bias: a 60-second report carrying a confidence score is persuasive by design, and leaning on it without checking comps on markets you know erodes the underwriting judgment the tool is meant to support — the seven-day trial that converts automatically deserves the same attention
Setup & Integrations
Technical difficulty
Very easy for the end user. Nothing to install: PropLab is a web application, you sign up for the free tier without a credit card, and the only input required is a property address or a listing link — no spreadsheet, no prior configuration. The first report arrives in about 60 seconds, and optional underwriting templates standardize later analyses. A dedicated page exists for beginners. The developer route is more technical: generate an API key from the dashboard, then call POST /api/v1/underwrite with Bearer authentication, following the JavaScript, cURL and Python examples provided.
Deployment
Integrations
Behind PropLab
Social
Resources
All the official URLs gathered for verification and reference.
Alternatives
Tools that compete with or complement PropLab.
Frequently asked questions
Do I need MLS access to use PropLab?
How accurate are the ARV and the comps?
What exactly is ARV?
Which markets and property types are covered?
Can I start for free, and what does it cost afterwards?
Is there a mobile app or an API?
Can a PropLab report replace an appraisal?
Who publishes PropLab and how do I reach support?
Should you pick PropLab?
PropLab is a narrow, well-aimed product: residential real-estate investing in the United States, and nothing else. Within that scope it covers the whole chain in one place — sourcing through the Deal Finder, analysis through the ARV Calculator, Comp Finder and Rehab Estimator, exit-strategy comparison, contract generation and a lender-ready report. Pricing is legible: four public tiers, no commitment, and a genuinely free entry point of three analyses without a credit card.
The main reservation is transparency. For a product that handles billing information and the addresses of the properties you are chasing, the legal and security disclosure is thin: the GDPR is never mentioned, no data processing agreement is offered, no sub-processor is named, no hosting country is stated, no retention period is published, and the site never says whether customer data trains its models. Security is described in general terms — encryption, audits, access controls — with no certification behind it.
The second reservation is internal consistency. Accuracy is claimed at 98%, at 94%, and as a 3-5% deviation, depending on the page; the Pro tier is quoted at 150 analyses per month on the pricing page and 300 on the comparison pages. There are signs of youth as well: the domain was registered on 28 September 2025 and first archived on 31 January 2026, while the about page claims a 2024 founding and the privacy policy carries a December 2024 update.
None of this disqualifies the tool, but it sets the right posture: start on the free tier, verify a handful of comps yourself on a market you know, and treat the report as a fast first pass — which is exactly what the terms require — rather than as a valuation to lean on for a firm offer.
- Choosing a selection results in a full page refresh.
- Opens in a new window.