Meet Operator

Powering individual
real estate investors.

Track what you own, analyze every deal against your real numbers, and get proactive alerts when your rents fall behind market. No team required.

Free portfolio tracking. Upgrade for alerts, automation, and real-time data.
Trusted by 2,400+ independent investors
Operator dashboard on a laptop
As Featured In
Fast Company
Fortune
MarketWatch
HousingWire
Business Insider
Morningstar
30-YR FIXED6.25%10-YR TREASURY4.11%MORTGAGE APPLICATIONS-3.8%this weekCASE-SHILLER INDEX338.3YoYNEW LISTINGS-0.8%YoYHOME PRICES+4.2%YoYINVENTORY+12.3%vs last yearSAVINGS RATE3.9%30-YR FIXED6.25%10-YR TREASURY4.11%MORTGAGE APPLICATIONS-3.8%this weekCASE-SHILLER INDEX338.3YoYNEW LISTINGS-0.8%YoYHOME PRICES+4.2%YoYINVENTORY+12.3%vs last yearSAVINGS RATE3.9%
Your AI Real Estate Co-Pilot

Everything a portfolio manager does, handled for you.

You stay in control. Operator does the heavy lifting.

AI Deal Analyst

Underwrites every acquisition using your portfolio, your assumptions, and your operating history.

Proactive Rent Monitoring

Underpricing rent compresses NOI and property value. Operator continuously monitors and flags under-market units.

Your Investment Thesis

Every deal and decision stays aligned to your strategy, risk tolerance, and long-term approach.

Track Every Unit

Actual performance for every property. Every unit. No updating spreadsheets. No blind spots.

Finance Ready

Generates lender-ready reports automatically, formatted for real conversations.

Know Your Real Numbers

NOI, DSCR, cap rate, and cash-on-cash—calculated from reality, not estimates.

Institutional Tools

The data, analysis, and workflows funds use—now accessible to individual investors.

Live Third-Party Data

Real rent comps and property data, pulled directly from licensed sources.

The $8,000+/mo back office for $25/mo

What Operator replaces vs. what it costs.

What needs doing
Without Operator
● With Operator
Deal underwriting
Analyst ($3,000–$6,000/mo) or hours per deal
✓
Assumption validation (rents, expenses, growth)
Manual research + fragmented tools ($100+/mo)
✓
Portfolio tracking & performance reporting
Spreadsheets + 5–10 hrs/mo maintenance
✓
Market data aggregation
Multiple paid tools ($100+/mo) + stitching
✓
Lender-ready reporting
3–5 hrs per report, rebuilt every time
✓
Portfolio-wide monitoring
No system, issues go unnoticed
✓
Deal decisions in portfolio context
Every deal evaluated in isolation
✓
Portfolio memory across deals
Not possible
✓
Proactive rent monitoring
Not possible
✓
Total per month
$8,000+
$25/mo
Start Free With Operator
Real Investor Workflows

What investors ask Operator to do

“I found a 6-unit apartment building listed for $850k. What would my monthly cash flow be if I put 25% down and the units rent for $1,200 each?”

“For a 10-unit property, what's a realistic vacancy rate to expect each year, and how does that affect my net operating income?”

“If I'm looking at a duplex that costs $400k and each side rents for $1,600/month, what's the cap rate and does it meet the 1% rule?”

“What percentage of gross rent should I budget for property management, repairs, and reserves on a small multifamily (2-4 units)?”

“I'm considering a 12-unit building with an asking price of $1.2M. How do I calculate the debt service coverage ratio if I get a 75% LTV loan at 6% interest?”

“I want to buy this single-family rental for $275k that rents for $1,900/month. After mortgage, taxes, insurance, and $150/month for repairs, will I have positive cash flow?”

“What's a quick way to estimate if a $300k single-family house renting for $2,200/month will cash-flow well with a 20% down payment?”

“If I'm targeting long-term holds, what's the maximum percentage of the purchase price I should spend on immediate repairs to keep the deal viable?”

“How do I calculate the cash-on-cash return for a rental property when I know the purchase price, down payment, annual rent, and yearly expenses?”

“For a single-family rental in a stable market, what's a reasonable expectation for annual appreciation versus cash flow?”

“I found a 6-unit apartment building listed for $850k. What would my monthly cash flow be if I put 25% down and the units rent for $1,200 each?”

“For a 10-unit property, what's a realistic vacancy rate to expect each year, and how does that affect my net operating income?”

“If I'm looking at a duplex that costs $400k and each side rents for $1,600/month, what's the cap rate and does it meet the 1% rule?”

“What percentage of gross rent should I budget for property management, repairs, and reserves on a small multifamily (2-4 units)?”

“I'm considering a 12-unit building with an asking price of $1.2M. How do I calculate the debt service coverage ratio if I get a 75% LTV loan at 6% interest?”

“I want to buy this single-family rental for $275k that rents for $1,900/month. After mortgage, taxes, insurance, and $150/month for repairs, will I have positive cash flow?”

“What's a quick way to estimate if a $300k single-family house renting for $2,200/month will cash-flow well with a 20% down payment?”

“If I'm targeting long-term holds, what's the maximum percentage of the purchase price I should spend on immediate repairs to keep the deal viable?”

“How do I calculate the cash-on-cash return for a rental property when I know the purchase price, down payment, annual rent, and yearly expenses?”

“For a single-family rental in a stable market, what's a reasonable expectation for annual appreciation versus cash flow?”

“I found a distressed property for $140k that needs about $50k in rehab. If the after-repair value is around $260k, what's the most I could likely refinance for?”

“When doing a BRRRR, how do I know if I've bought low enough to pull out my entire down payment after rehab?”

“What's a simple rule of thumb for the maximum rehab budget I should consider on a BRRRR deal relative to the after-repair value?”

“If I plan to refinance a BRRRR property at 70% LTV, what purchase price plus rehab costs should I stay under to avoid bringing cash to closing?”

“How do I estimate the holding costs (mortgage, taxes, insurance) during the rehab phase of a BRRRR project so I don't run out of money?”

“I'm looking at a fixer-upper listed for $180k. If I spend $45k on renovations and expect to sell for $300k, what's my potential profit after accounting for selling costs?”

“What percentage of the after-repair value should I aim to spend on acquisition and rehab combined to ensure a decent flip profit?”

“How do I calculate my break-even sale price on a flip when I know the purchase price, rehab budget, financing costs, and estimated agent fees?”

“For a fix-and-flip, what's a typical timeline from purchase to sale, and how do holding costs impact my bottom line if it takes longer?”

“If I'm using hard money for a flip, what interest rate and points should I expect, and how do I factor those into my profit analysis?”

“I found a distressed property for $140k that needs about $50k in rehab. If the after-repair value is around $260k, what's the most I could likely refinance for?”

“When doing a BRRRR, how do I know if I've bought low enough to pull out my entire down payment after rehab?”

“What's a simple rule of thumb for the maximum rehab budget I should consider on a BRRRR deal relative to the after-repair value?”

“If I plan to refinance a BRRRR property at 70% LTV, what purchase price plus rehab costs should I stay under to avoid bringing cash to closing?”

“How do I estimate the holding costs (mortgage, taxes, insurance) during the rehab phase of a BRRRR project so I don't run out of money?”

“I'm looking at a fixer-upper listed for $180k. If I spend $45k on renovations and expect to sell for $300k, what's my potential profit after accounting for selling costs?”

“What percentage of the after-repair value should I aim to spend on acquisition and rehab combined to ensure a decent flip profit?”

“How do I calculate my break-even sale price on a flip when I know the purchase price, rehab budget, financing costs, and estimated agent fees?”

“For a fix-and-flip, what's a typical timeline from purchase to sale, and how do holding costs impact my bottom line if it takes longer?”

“If I'm using hard money for a flip, what interest rate and points should I expect, and how do I factor those into my profit analysis?”

Operator by Galleon

Your portfolio now has a team.

The work institutions hire people to do, handled quietly in the background for independent real estate investors.

01Rent Watch

The one watching your rents

Keeps an eye on what your units should be renting for and tells you when one is falling behind the market before another year goes by.

02Loan Watch

The one watching your loans

Shows when a refinance is worth a look and keeps the documents your lender asks for ready when you need them.

03Market Watch

The one watching the neighborhood

Notices when nearby sales move values and when the area around your properties starts to change.

04Portfolio Control

The one keeping your numbers straight

Keeps every property, loan, unit, and decision in one place so you are not hunting through spreadsheets for the number you need.

While you were busy

Here is what Operator caught overnight.

You do not have to log in and go looking. Operator does the looking, then surfaces the handful of things worth your time.

Daily memo
Your morning rundown
Tuesday, 7:00 AM
4 things overnight
124 Elm Street
Your rent is below market
$2,160/year left on the table
→ Raise it before the lease renews
East side units
Nearby rents moved up 6.8%
3 leases coming up
→ Check what you are charging
Portfolio-wide
Nearby sales moved values
+$84,000 estimated equity
→ See how much room you have
Lender package
Financials are up to date
Ready for your next bank call
→ Download the report
The math

One rent you forgot to raise costs more than a year of Operator.

Operator pays for itself by catching the small things that quietly cost you money: stale rents, drifting expenses, missed refinance windows, and decisions made without the full picture.

One unit renting $100/month under market:$1,200/yearnot collectedOperator Pro:$25/month
Pricing

For people who take their properties seriously.

Start free, then upgrade when Operator is catching enough to pay for itself.

Pro
$25/month

Keeps track of everything across your properties, tells you when something needs your attention, and keeps lender-ready outputs close.

✓Rent monitoring and below-market alerts
✓Portfolio dashboard and property tracking
✓Lender-ready PDF exports
✓Unlimited AI Investment Analyst deal analyses
✓Month-to-month, cancel anytime
Start with Pro
Private membership

Founding Member

$750one-time

Pay once for lifetime access to paid Operator capabilities and help shape what gets built next.

✓Everything in Pro, forever
✓No monthly Operator bill
✓Early access to new features
✓A direct line to the Operator team
✓Limited to 50 founding seats
Become a Founding Member

Questions careful investors ask.

Operate with context

Stop guessing. Start Operating.

Free to start. Find out what you're missing in 5 minutes.

Get Started Free