Built for coliving. Built around you.
Custom systems for PadSplit and coliving operators with 5+ properties. Your numbers, deals, and daily operations, connected.
Less chasing. More clarity.
The work between the tools
The numbers are in one place. The repair update is in another. The deal you meant to review is still in your inbox.
We build the connections around your portfolio, starting with the bottleneck that’s costing you the most time.
Real builds. Real portfolio problems.
Financial reporting. A deal pipeline. An operations tracker. Each built around a real portfolio.
Daily operations
Open repairs, room occupancy, property records, and the tasks still waiting on someone. A clear view across the houses, without piecing it together from texts.
Built first for my own Jacksonville portfolio
Explore the live demoDemo data · View only
Portfolio financials
A portfolio P&L that counts platform fees, operating expenses, and debt service. See what is left after the bills, and where the profit is slipping away.
Portfolio P&L built for an investor with 10+ PadSplit houses
Explore Profit Per PillowAcquisitions
Incoming deals underwritten and scored against your buy box. Compare the numbers and move the opportunities worth pursuing into review.
Built for a coliving investor buying on and off market
Explore a custom buildColiving Investor OS
Start with one problem worth solving. We build around your portfolio and the tools you already use, then add what you need as you grow.
How custom builds workFind the bottleneck.Walk through your real workflow.
Build the right connection.Keep the tools that work for you.
Grow from there.Add capability as your needs change.
Explore our self-service products.
Understand what your portfolio actually keeps.
Compare rent-by-room markets before you buy.
Who built this
20+ years building data and business solutions for big companies. Now running my own coliving portfolio in Jacksonville - managed by a property manager from another state.
I explored every tool I could find. Each one solved a piece. None of them solved what an investor actually needs: oversight across markets, a single feed that knows what matters to me, and a system that surfaces what's urgent before it gets buried. So I started building it.
The Coliving Investor OS isn't theory. It's what I built for my own portfolio first - and what I help other investors adopt without the learning curve.
Recognition
Common questions
ColivingOps was founded by Tanya Zorov, who spent 20+ years building data and business solutions for large companies before running her own coliving portfolio in Jacksonville, Florida, managed by a property manager in another state. She is a speaker at the 2026 National Coliving Conference, a Liftoff Award winner, a contributing author to Co-Living Authority, and a founding charter member of the National Co-Living Association.
A portfolio P&L for a rent-by-room investor with 10+ PadSplit houses, showing true net income per house after platform fees. A deal pipeline that underwrites and scores incoming MLS and off-market deals against a buy box and stages them from new to in review to under contract. And an operations tracker covering maintenance calls, repairs, tasks, lock codes and property records, with every open item visible in one place.
Both exist. Profit Per Pillow and PillowMarkets are self-serve SaaS tools you can use today. A custom Coliving Investor OS is for investors who have outgrown them and need the tools, data and decisions across a whole portfolio connected into one system. Buy some software, build the rest.
That is what Profit Per Pillow does: room-by-room profitability, real platform fees, and true net profit rather than NOI. It reads PadSplit and booking platform data directly. As a custom build it connects to your booking system so the numbers update without manual uploads.
PillowMarkets covers 100+ US coliving markets with real occupancy and rental spread data, crime grades A to F by zip code, and cash flow potential rather than gross numbers. It is built to replace weeks of manual market research.
Yes. That is the setup the operations tracker was built for: a Jacksonville portfolio run with a property manager operating from another state. It keeps maintenance calls, repairs, tasks and open items visible in one place instead of spread across texts, email and a manager in another time zone.
A 30-minute call. Bring your portfolio. Leave with a clear next step - whether that's a custom build, one of the SaaS tools, or knowing what you need to figure out next.
