Recoveries on the ledger
CAM, tax and insurance pools built from NetSuite GL lines by property.
Compare · Rioo Vs Mri Software
RIOO vs MRI Software: an MRI alternative built on NetSuite
MRI Software offers property management and accounting products for commercial and residential real estate, with its own ledger. RIOO is a property management system built natively on Oracle NetSuite. The choice usually turns on whether property operations should run on your NetSuite ledger.
RIOO vs MRI Software
| RIOO | MRI | |
|---|---|---|
| Runs inside NetSuite | ✓ | — |
| One ERP for property & corporate | ✓ | — |
| Commercial depth | ✓ | ✓ |
| Separate GL to reconcile | — | ✓ |
Use cases
Why run commercial and mixed portfolios on RIOO instead of a separate property ledger?
Commercial and mixed portfolios choose RIOO to keep leases, recoveries and property accounting in NetSuite itself. Expense pools come from NetSuite GL lines, CAM true-ups post as NetSuite invoices, straight-line rent sits on the lease record, and consolidation across entities and currencies runs in OneWorld, with one audit trail from tenant to group results.
Lease accounting in place
Straight-line rent under ASC 842 and IFRS 16 on RIOO lease records.
Group consolidation
Funds, SPVs and regions as NetSuite subsidiaries, with multi-currency.
One audit trail
System notes follow each charge from lease to invoice to GL.
Extensible
SuiteCloud, SuiteFlow and saved searches on the same records.
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How do older-generation commercial property systems compare with a NetSuite-native model?
Older-generation commercial property systems were often designed around a single property ledger, sometimes on-premise, with the ERP connected by exports or middleware. Recoveries, critical dates and investor reports then draw on two databases. A NetSuite-native model keeps leases, recoveries and the ledger in one data model, posting in real time and consolidating natively.
| Area | Older-generation commercial systems | Cloud ERP-native: RIOO |
|---|---|---|
| Recovery pools | Built from the property ledger, then summarised | Built from NetSuite GL lines |
| True-ups | Posted in the property system, mirrored to the ERP | Posted as NetSuite invoices |
| Integrations | Middleware between property system and ERP | Not needed for core records |
| Modules | Specialist add-ons on separate data | Workflows on the same records |
| Investor reporting | Stitched across databases | SuiteAnalytics on live data |
| Entities and currencies | Mapped across systems | NetSuite OneWorld, multi-currency built in |
Checklist
What do commercial teams gain by moving from MRI to RIOO?
Commercial teams gain recoveries they can explain and a close they don't have to rebuild. Lease administrators, property managers and finance share one record, monthly recovery estimates bill from the ledger used for year-end reconciliations, and investor reports tie to transactions without a second system or a monthly mapping exercise.
- CAM and service-charge true-ups traced to NetSuite GL lines
- Critical dates and options on the same lease record that bills
- Property and corporate books closed together
- Investor and lender reporting from one dataset
- No property-to-ERP interface to maintain through upgrades
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How do they compare in detail?
In detail, RIOO keeps the book of record in NetSuite and offers one platform across management, finance, leasing, maintenance and portals, while MRI offers a family of products with its own ledger. The table compares scope, commercial and residential coverage, integrations and reporting.
| Area | RIOO | MRI Software |
|---|---|---|
| Book of record | NetSuite GL | MRI GL |
| Product scope | One platform: management, finance, leasing, maintenance, portals | Multiple products across asset classes |
| Commercial | RIOO Professional: escalations, CAM, critical dates | Commercial products |
| Residential | RIOO Home: multifamily, student, manufactured, affordable | Residential products available |
| Integrations | NetSuite plus 30+ integrations | Partner integrations |
| Corporate ERP | NetSuite (AP, fixed assets, budgeting, consolidation) | Typically a separate ERP or MRI financials |
| Reporting | SuiteAnalytics across property and corporate | MRI reporting and BI tools |
| Implementation | Configure on your NetSuite account | MRI or partner implementation |
When is RIOO the best fit?
RIOO is the best fit when corporate finance runs on NetSuite, or will, and property accounting should run there too. It suits commercial and mixed portfolios, groups standardising acquired portfolios onto NetSuite, and owner-operators who want residential and commercial on one ledger without a second ERP.
RIOO reports 30+ integrations and 1700+ amenities managed on riooapp.com. If you're not planning to run finance on NetSuite, start with a short fit call.
Mapped to NetSuite
What does a CAM reconciliation look like in each?
A CAM reconciliation in MRI alongside NetSuite builds expense pools from MRI's ledger and summarises true-ups back to NetSuite. On RIOO, pools come from NetSuite GL lines by property, tenant shares calculate on lease records, and true-ups post as NetSuite invoices with one audit trail.
- StepExpense poolMRI + NetSuiteBuilt from MRI GL, which mirrors part of NetSuiteBuilt from NetSuite GL lines by property segment
- StepTenant sharesMRI + NetSuiteCalculated in MRICalculated on RIOO lease records
- StepTrue-up invoicesMRI + NetSuitePosted in MRI, summarised to NetSuitePosted as NetSuite invoices
- StepAudit trailMRI + NetSuiteSplit across systemsOne system
How it works
What should you ask in an MRI vs RIOO evaluation?
In an MRI versus RIOO evaluation, ask which MRI products you use and what replaces each, where your property ledger lives and how it reconciles to NetSuite, which integrations must survive, how complex leases are handled, and what a phased migration by entity or asset class looks like.
Further reading: migrating from MRI Software: what to expect and NetSuite vs Yardi vs MRI vs AppFolio.
- 01
Which MRI products do we use, and what replaces each one?
- 02
Where is our property GL today, and how is it reconciled to NetSuite?
- 03
Which partner integrations must survive the switch?
- 04
How are recoveries, escalations and critical dates handled for our most complex leases?
- 05
What does a phased migration by entity or asset class look like?
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Which portfolios get the most from RIOO?
Portfolios get the most from RIOO when the organisation runs NetSuite and wants leasing, operations and property accounting on NetSuite records, without a second ledger to reconcile. Commercial and mixed portfolios with several entities, recovery-heavy leases and investor reporting needs see the largest change at month-end. Confirmlegal review
| Profile | Gets the most from RIOO |
|---|---|
| Book of record | NetSuite, or a planned move to it |
| Operating model | Property workflows on one ERP |
| Asset mix | Commercial, retail and residential on one ledger |
| Corporate finance | NetSuite for property and corporate books |
Use cases
What matters most for commercial portfolios?
For commercial portfolios, accuracy of lease abstraction, recoveries, straight-line rent, percentage rent, tenant service and investor reporting matters most. Each depends on structured lease data feeding billing and the ledger, so test these areas with your own leases rather than relying on feature lists.
Lease abstraction
Clauses, options, recoveries and critical dates captured accurately.
Recoveries
CAM, taxes and insurance with caps, base years and gross-ups. See CAM reconciliation.
Straight-line rent
Lessor accounting under ASC 842 or IFRS 16. See lease accounting.
Percentage rent
Sales reporting and overage billing for retail.
Tenant service
Requests, statements and reconciliations shared with tenants.
Investor reporting
NOI, occupancy and expiries by property and fund.
How it works
How should you test a CAM reconciliation in each platform?
Test a CAM reconciliation by choosing a real building with several tenants and different recovery terms, loading last year's actual recoverable expenses, and running the reconciliation with caps, exclusions and gross-up. Then compare statements and true-ups with your current results and check how they post.
- 01
Choose a real centre or building with several tenants and different recovery terms.
- 02
Load the prior year's actual recoverable expenses.
- 03
Run the reconciliation including caps, exclusions and gross-up.
- 04
Compare tenant statements and true-up amounts with your current results.
- 05
Check how true-ups post to the general ledger and how tenants receive statements.
Checklist
Evaluation scorecard
- Is property accounting in NetSuite or reconciled to it?
- Are all lease structures in your portfolio supported?
- Can finance drill from the income statement to the lease?
- Which integrations would you need to replace or rebuild?
- What does migration of commercial lease abstracts involve?
What does switching from MRI involve?
Switching from MRI involves migrating properties, leases with abstracts, recovery setups, tenant balances, deposits and vendors into RIOO on NetSuite, usually entity by entity. Open balances are reconciled before cut-over and history is archived. See switching from MRI for the plan and watch-outs.
Explore by topic
What changes for each team after moving to RIOO?
After moving to RIOO, finance works in one NetSuite ledger without the MRI reconciliation, commercial property managers see leases, recoveries and requests together, and asset managers get NOI, occupancy and expiries from live records. Each team's change is described below.
Finance
Property and corporate accounting share one NetSuite ledger, so the monthly reconciliation between MRI and the ERP disappears and consolidation runs in OneWorld.
Commercial property managers
Leases, recoveries, tenant requests and statements sit together, with balances that match the ledger.
Asset managers
NOI, expiries and occupancy come from live NetSuite data by property and fund.
IT
One platform to secure and maintain, without an integration layer between the PMS and the ERP.
How do implementation approaches compare?
An MRI project implements MRI modules and integrates them with your ERP. A RIOO project configures property records and workflows inside your existing NetSuite account, using your subsidiaries, chart of accounts and roles, so there is no integration layer to design. Ask both vendors for a phased plan with named roles on each side.
Which tools sit outside RIOO's scope?
RIOO focuses on leasing, operations, portals and property accounting inside NetSuite. Specialist tools some MRI customers use, such as dedicated investment modelling, space planning or certain regional compliance modules, may need a separate product or integration. List every MRI module you use and map each to RIOO, NetSuite, an integration or a retired process. Confirmlegal review
Which reports should you compare side by side?
Compare the rent roll, aged receivables, recovery reconciliation statement, straight-line schedule, lease expiry report and NOI by property. Ask each vendor to produce them from the same test data, then check that every figure ties back to transactions and that drill-down reaches the source lease or invoice.
Talk to a specialist
See RIOO vs MRI Software on your own portfolio.
The choice usually turns on whether property operations should run on your NetSuite ledger.
Is RIOO an MRI Software alternative?
For companies on NetSuite, yes. RIOO covers commercial and residential property management on NetSuite records, removing the separate MRI property ledger and the monthly reconciliation to the ERP. Organisations using many specialised MRI products should map each one to a replacement or retained tool before deciding.
Does RIOO cover complex commercial leases?
RIOO Professional covers commercial leases with escalations, CAM or service-charge recoveries, straight-line rent and critical dates on NetSuite records. Bring your most complex lease clauses, recovery caps and gross-ups to a scripted demo so you can test depth against your own portfolio before deciding. Confirmfeature parity statements
Can we migrate from MRI in phases?
Yes. Many companies migrate from MRI in phases, moving one entity, region or asset class at a time while MRI and RIOO run in parallel for the transition. Phasing limits risk at each cut-over, though the parallel period means two systems for a while, so keep it short.
What happens to integrations we built for MRI?
Each MRI integration is reviewed during planning. Some have NetSuite or RIOO equivalents, some can be re-pointed to NetSuite records, and some are retired because the data they moved between systems now lives in one place. The review produces a list of what is rebuilt, replaced or dropped.
Will RIOO replace MRI's investment management tools?
Not necessarily. RIOO focuses on property operations and accounting on NetSuite, so investment modelling, valuation and fund-level tools may remain separate or move to NetSuite planning features. Map which MRI investment management functions you actually use before assuming they need a direct replacement. Confirm
Does RIOO handle large commercial portfolios?
Yes. RIOO Professional covers office, retail, industrial and mixed-use portfolios with recoveries, escalations, critical dates and straight-line rent, and NetSuite OneWorld consolidates entities and currencies. Test performance and reporting with a sample of your largest properties and most complex leases during evaluation.
Do we have to move every property at once?
No. In a phased transition, some properties or entities move to RIOO first and others follow in later waves. Most teams complete the move onto one platform, because running both means two ledgers, two sets of controls and the reconciliation that moving to NetSuite was meant to remove.
Does RIOO support percentage rent?
Yes. Retail percentage rent can be configured from tenants' reported sales, with breakpoints and overage billing posted as NetSuite invoices. Bring sample leases with natural and artificial breakpoints and exclusions to a demo to confirm the calculation and sales reporting process fits your centres. Confirmpercentage rent scope
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