Custom Software for Real Estate & PropTech
Secure, flexible, and compliant architecture tailored for the unique challenges of the Real Estate & PropTech sector.
Vivek Mishra — Founder & Lead Architect, ERPStack
Quick Answer
In short: a real estate ERP has to speak RESO Web API Core 2.0.0 and MISMO 3.6, reconcile CAM with base years and gross-ups, carry ASC 842 lease accounting, and file FinCEN Real Estate Reports under 31 CFR 1031.320. ERPStack builds that as custom software in your own cloud account, with full source-code ownership and no per-seat licence.
Why Custom ERP for Real Estate & PropTech?
Operating in the Real Estate & PropTech sector requires a systems architecture designed for high scalability, operational flexibility, and strict regulatory compliance. Standard off-the-shelf software forces your teams to reshape their workflows to fit rigid software packages. A custom ERP for the Real Estate & PropTech industry maps directly to your exact business logic. Deployed to your secure cloud infrastructure (AWS or Azure), the system isolates database schemas, automates redundant reporting tasks, and scales without user seat licensing fees. This ensures your corporate data remains under your absolute control, eliminates vendor lock-in, and lowers long-term operational technology costs by up to 70% over a 3-year period.
Industry Pain Points
- RETS is deprecated and unsupported, yet the listing pipeline still assumes it instead of RESO Web API Core 2.0.0 over OData V4 and REST
- CAM reconciliation lives in spreadsheets, so base year, expense stop, gross-up and cap land in a different order per lease and no ERP holds the working
- ASC 842 and IFRS 16 straight-line schedules re-keyed by hand every time a CPI escalation or tenant improvement allowance moves
- Retail, logistics, hospitality and healthcare assets sit in one portfolio but three systems, so nothing consolidates without a manual mapping
- FinCEN Real Estate Reports assembled after closing because the 31 CFR 1031.320 beneficial-owner fields were never captured in the CRM
- Local Law 97 and EPBD energy evidence collected by email instead of queried from ENERGY STAR Portfolio Manager meter data
Engineering Blueprint
Real estate is two products sharing one ledger. Residential listings move on the RESO Web API; commercial value moves on lease clauses no listing standard describes. ERPStack builds one PostgreSQL model for both — retail, logistics, hospitality and healthcare assets in a single portfolio — keyed on the RESO Universal Parcel Identifier 2.0, not an address string.
RESO Web API Core 2.0.0, not RETS
RESO has deprecated the Real Estate Transaction Standard, and REALTOR-association MLSs must expose production-level Web API access. ERPStack replicates RESO Web API Core 2.0.0 over OData V4 and REST into Postgres — the Property, Member, Office and Media resources of RESO Data Dictionary 2.0, roughly 1,700 fields and 3,100 lookups — through Drizzle ORM, with MLS extensions parked in JSONB so a Data Dictionary 2.1 upgrade never rewrites a listing.
// Drizzle ORM on PostgreSQL — parcel identity, not address strings
export const re = pgSchema('realestate');
export const parcels = re.table('parcels', {
upi: text('upi').primaryKey(), // RESO Universal Parcel Identifier 2.0, URN form
resoDataDictionary: jsonb('reso_dd'), // Data Dictionary 2.0 payload, as delivered
mlsLocalFields: jsonb('mls_local'), // never merged into the standard payload
});
export const leaseClauses = re.table('lease_clauses', {
upi: text('upi').references(() => parcels.upi),
kind: text('kind').notNull(), // base_year | expense_stop | gross_up | cap
effectiveFrom: date('effective_from').notNull(),
effectiveTo: date('effective_to'), // null marks the live revision
});The lease is the data model
Commercial real estate breaks a generic ERP because rent is computed, not stored. Odoo, Zoho Creator and CRM-shaped products model a lease as a contract carrying a rent amount; here the clause has to be the row. ERPStack versions each one in Drizzle ORM on PostgreSQL, so percentage rent breakpoints, tenant improvement amortisation and CPI escalations resolve against the revision in force on the billing date.
CAM recovery as an ordered pipeline
A CAM reconciliation grosses the expense pool up to a stated occupancy, subtracts the base year or expense stop, adds the administrative fee, then applies a cumulative or non-cumulative cap — and the next lease reverses that order. ERPStack models the sequence itself as data, so a 2024 reconciliation re-run in 2027 returns the identical figure from an auditable PostgreSQL working.
Straight-line rent, landlord and occupier
IFRS 16 paragraph 22 makes a lessee recognise a right-of-use asset and a lease liability, and paragraph 27(b) measures index-linked payments at the commencement index — so a CPI step is a remeasurement, not a new invoice. ASC 842 straight-lining is what US real estate filers report. ERPStack builds both schedules from the same clause rows, validates inputs with Zod, and leans on PostgreSQL ACID Compliance so remeasurement and journal post together under an Immutable Audit Trail.
Retiring the legacy property system
A rent roll cannot be cut over on a weekend. ERPStack applies the Strangler Fig Migration Pattern: listings, work orders and owner portals ship first in Next.js and TypeScript, while Yardi, MRI or an incumbent Oracle NetSuite ledger stays authoritative until CAM recovery and straight-line rent tie out across two quarters. Multi-tenant Architecture with RBAC and SSO scoped to fund, asset and lease keeps managers inside their own data.
Our Solutions
- RESO Universal Parcel Identifier 2.0 URNs as the PostgreSQL primary key, replacing address-string matching
- RESO Web API Core 2.0.0 replicated over OData V4 into Postgres with Drizzle ORM, Data Dictionary extensions isolated in JSONB
- CAM recovery engine holding base year, expense stop, gross-up and cap as versioned rows behind a REST and GraphQL API
- ASC 842 and IFRS 16 schedules regenerated per lease revision under an Immutable Audit Trail
- MISMO Reference Model 3.6 and iLAD 2.4.0 payloads validated with Zod before they reach PostgreSQL
- Owner, investor and tenant portals in Next.js and TypeScript with SSO, RBAC and no per-seat licensing
Compliance & Security
Every real estate audit asks one question in a different accent: show the record, show who could change it, show when. ERPStack answers with Row-Level Security in PostgreSQL, RBAC scoped to fund, asset and lease, GDPR Data Compliance for European tenants, and an Immutable Audit Trail a SOC 2 Type II examiner can sample.
The FinCEN Real Estate Report is a schema
Since 1 December 2025, 31 CFR 1031.320 has required a Real Estate Report on non-financed transfers of one-to-four family homes to a transferee entity or trust, due the later of the last day of the month after closing or 30 calendar days. A seven-tier cascade picks the filer, from settlement agent down to whoever prepared the deed. ERPStack encodes that cascade in PostgreSQL, captures every beneficial owner, and emits the filing from an API.
Fair housing turns a model into evidence
Under 24 CFR 100.500 a real estate practice can be unlawful on discriminatory effect alone, and the burden shifts to you to prove necessity and that no less discriminatory alternative existed. That is an engineering requirement: version the model, retain its inputs, log the alternatives you tested. The Justice Department sued RealPage on 23 August 2024 under Sherman Act Sections 1 and 2, alleging 80 percent share of multi-family revenue management software. ERPStack keeps every rent recommendation reproducible in an Immutable Audit Trail.
Building performance is an accounting input
New York Local Law 97
1 RCNY 103-14 wants a New York building emissions report by 1 May annually, with six years of supporting documentation. The 2024–2029 factors run 0.00675 tCO2e per square foot for Multifamily Housing, 0.00758 for Office and Retail Store and 0.00987 for Hotel, tightening to 0.00334664 by 2030 — so ENERGY STAR Portfolio Manager meter data is a ledger input, streamed into TimescaleDB.The recast EPBD across a European portfolio
Directive (EU) 2024/1275 had to be transposed by 29 May 2026 and repeals Directive 2010/31/EU from 30 May 2026. Non-residential energy performance thresholds bite at 16 percent from 2030 and 26 percent from 2033, making energy class a reportable attribute on every asset from London to Amsterdam, not a certificate in a drawer.
Covenants, capital and deposits
DSCR and LTV tests run off the same PostgreSQL ledger as the rent roll. 12 CFR part 34 sets supervisory limits of 65 percent on raw land, 75 percent on land development and 85 percent on improved property, with exceptions reported at least quarterly to the board — a query, not a spreadsheet. California Civil Code 1950.5 allows 21 calendar days to return a deposit with an itemised statement: a scheduled ERP job, not a reminder.
Standards we engineer to
- 31 CFR 1031.320 FinCEN Real Estate Report
- 24 CFR 100.500 Fair Housing effects
- ASC 842 and IFRS 16
- RESO Data Dictionary 2.0
- MISMO Reference Model 3.6
- NYC Local Law 97 emissions reporting
- GDPR
- SOC 2 Type II
Get the Blueprint
Download our comprehensive Systems Architecture Blueprint to see how we architect compliant solutions.
Download BlueprintMetrics & Integrations
Illustrative engineering targets for this sector — the SLAs and capacities we design and build toward, not a live service dashboard.
RESO Web API replication lag
CAM reconciliation, 400 leases
ASC 842 schedule rebuild in PostgreSQL
Lease clause revisions retained
Integration: RESO Web API Core 2.0.0
Integration: MISMO 3.6 and iLAD 2.4.0
Integration: OSCRE Industry Data Model
Integration: ENERGY STAR Portfolio Manager
Integration: FinCEN Real Estate Report
Integration: NCREIF PREA Reporting Standards
Implementation Process
Parcel identity spine
Every asset gets a RESO Universal Parcel Identifier 2.0 URN in PostgreSQL before any data moves.
Lease abstraction
Base year, expense stop, gross-up, cap, percentage rent breakpoint and TI allowance captured as Drizzle ORM clause rows.
Recovery and rent engines
CAM reconciliation and ASC 842 straight-line schedules built as replayable revisions behind a REST API.
AML and fair-housing controls
31 CFR 1031.320 fields and 24 CFR 100.500 model evidence implemented at the PostgreSQL schema level.
Energy and ESG plane
Local Law 97 and ENERGY STAR Portfolio Manager meter reads land in TimescaleDB, not the rent ledger.
Strangler Fig cutover
Next.js listings move first; the legacy property system stays authoritative until the rent roll ties out.
Frequently Asked Questions
You have to move. RESO states the Real Estate Transaction Standard is deprecated and no longer supported, and REALTOR-association MLSs must offer production-level Web API access. ERPStack replicates RESO Web API Core 2.0.0 over OData V4 into PostgreSQL with Drizzle ORM, keyed on the RESO Universal Parcel Identifier 2.0, so a real estate portfolio survives the transition without re-keying a listing.
As an ordered pipeline over versioned rows, never a single formula. In commercial real estate the pool is grossed up to a stated occupancy, the base year or expense stop is subtracted, the administrative fee added, then a cumulative or non-cumulative cap applied. ERPStack keeps each clause as a Drizzle ORM revision in PostgreSQL, so a 2024 reconciliation re-run in 2027 returns the identical figure.
Yes. Since 1 December 2025, 31 CFR 1031.320 requires a Real Estate Report on non-financed transfers of one-to-four family property to a transferee entity or trust, due the later of the last day of the month after closing or 30 calendar days. A seven-tier cascade picks the filer, so the PostgreSQL schema must record which tier applied and why. ERPStack emits it from an API.
By retaining the evidence the legal test asks for. Under 24 CFR 100.500 a real estate practice can be unlawful on discriminatory effect alone, and you then carry the burden of proving necessity and that no less discriminatory alternative existed. The Justice Department sued RealPage on 23 August 2024 under Sherman Act Sections 1 and 2. ERPStack versions the model, its inputs and every rejected alternative in an Immutable Audit Trail.
The ERP, with accounting owning the policy. IFRS 16 paragraph 22 makes a lessee recognise a right-of-use asset and a lease liability, and paragraph 27(b) measures index-linked payments at the commencement index, so a CPI escalation is a remeasurement rather than a new invoice. ASC 842 straight-lining appears in over 1,500 real estate 10-K filings. ERPStack generates both from one PostgreSQL lease revision.
Often it is not. Yardi and MRI carry decades of real estate depth in CAM recovery, rent rolls and investor accounting, and on conventional leases you should buy. Custom ERP development earns its place when the differentiating logic will not bend — unusual promote tiers, a joint-venture consolidation the package cannot express, a PropTech product you intend to sell. ERPStack often builds alongside Oracle NetSuite, not against it.
Yes, if property-level and vehicle-level values are separated from day one. NCREIF publishes the NCREIF Property Index, running since 1978, while INREV sets the European non-listed standard including INREV NAV and the Standard Data Delivery Sheet. The Global Definitions Database aligns INREV with the NCREIF PREA Reporting Standards, so one real estate ERP on PostgreSQL emits both from a single valuation record.
Metered energy mapped to an ENERGY STAR Portfolio Manager property type. Under 1 RCNY 103-14 a New York building emissions report is due by 1 May each year, with documentation kept at least six years. The 2024 to 2029 factors are 0.00675 tCO2e per square foot for Multifamily Housing and 0.00758 for Office. ERPStack streams meter reads into TimescaleDB, never into the real estate rent tables.
It makes energy performance a reportable attribute of every European real estate asset, from London to Amsterdam. Directive (EU) 2024/1275 had to be transposed by 29 May 2026 and repeals Directive 2010/31/EU from 30 May 2026. Non-residential thresholds bite at 16 percent from 2030 and 26 percent from 2033, while residential stock must cut average primary energy use at least 16 percent against 2020 by 2030.
Model them as scheduled obligations inside the real estate ERP. DSCR and LTV tests run off the same PostgreSQL ledger that produces the rent roll, and 12 CFR part 34 sets supervisory limits of 65 percent for raw land, 75 percent for land development and 85 percent for improved property. California Civil Code 1950.5 gives 21 calendar days to return a deposit with an itemised statement — a job, not a reminder.