One place for your property and your market

Four things, and nothing else. How far you can zoom into the market map (state is free, county is Portfolio, ZIP is Portfolio+), automatic bank sync, the Trove document vault, and how many times a month you can chat with Chene. Trove includes 30 document questions a month, and when Chene reads inside a document to answer you, that comes out of the same 30. Asking Chene what you have on file, like whether a lease is stored for a property, does not count against it. Everything else is the same on every plan, including all 67 market metrics, all 15 scenario types, unlimited properties, P&L reports, and CSV export.

Tracking your full portfolio should not cost more as it grows. Nimbus is built for people who own more than one kind of property, from a primary residence to rentals, land, and commercial buildings, so an artificial property cap would just hide part of your own picture from you.

There is no separate scenario limit on any plan. You ask Chene to run a scenario in chat, so your chat allowance is the only bound: 10 messages a month on Free, 50 on Portfolio, and unlimited on Portfolio+. All 15 scenario types are available on every plan, including stress test, hold versus exit, HELOC, and 1031 exchange.

Portfolio is $24 a month or $190 a year and adds county level market data, automatic bank sync, and 50 Chene chat messages a month. Portfolio+ is $49 a month or $390 a year and adds ZIP level market data, the Trove document vault for leases and closing documents and tax forms with 30 document questions a month, and unlimited Chene chat.

Sixteen or more asset types: single family homes, multifamily, commercial buildings, short term rentals, long term rentals, condos, storage facilities, parking structures, billboards, hangars, renewable energy sites, agricultural land, raw land, mineral rights, partnership interests, and your primary residence.

No. Your primary residence, vacation home, and other personal assets count toward your total real estate value and equity, but they stay out of investment performance metrics like cash flow and ROI. That keeps the investment analysis clean while still showing you the complete picture.

Yes. Upgrades take effect immediately. Downgrades take effect at the end of the billing period you already paid for, so you never lose access early. Your property data is preserved on every plan change, including a downgrade to Free.