Return Grid

Underwrite deals, track your portfolio, and let Search Watch monitor new listings — or pick up where the team left off.

Properties by status

— properties · — units

Total units

—

Portfolio only

Total portfolio value

—

Sum of purchase prices · portfolio only

Average price per unit

—

Blended · portfolio only

Average price per sqft

—

Blended · portfolio only

Average rent per sqft

—

Blended, monthly · portfolio only

Total rents

—

Monthly · portfolio only

Total NOI

—

Monthly · before debt service · portfolio only

Monthly mortgage payment

—

P&I · portfolio only

Monthly taxes

—

Annual ÷ 12 · portfolio only

Monthly insurance

—

Annual ÷ 12 · portfolio only

Total monthly profit

—

Cash flow · portfolio only

Total cash invested

—

Down payment + closing costs · portfolio only

Average COC

—

Cash-on-cash · portfolio only

Average cap rate (portfolio)

—

Portfolio only

Average DSCR

—

Debt-weighted · portfolio only

Weighted average interest rate

—

Weighted by loan balance · portfolio only

Average cap rate (all deals)

—

Excludes To Review & Not Interested

To review

—

New Search Watch matches

Offer submitted

—

Offers awaiting response

Purchased

—

Offer accepted + Purchased

Recent activity

Search Watch

New property analysis

Purchase

Property address

Name

Listing link optional

Comp search radius optional

Comp lookback optional

Purchase price

Asking price

Sales history

Sale comps

Closing costs

Initial repairs / rehab

Income

Comparable rents

Current per unit rent

Market rate per unit rent

Vacancy rate % of gross rent

Financing

Purchase method

Down payment

Interest rate

Loan term

Purchase price —

+ Rehab cost —

− Down payment (20%) —

Total loan amount —

Monthly payment (P&I) —

Operating expenses (annual)

Property taxes

Insurance

Maintenance % of rent

CapEx reserve % of rent

Management % of rent

Other expenses HOA, utilities, etc.

Growth assumptions

Property appreciation %/yr

Rent growth %/yr

Projection length years

Monthly profit

—

Cash flow after debt service

Profit per unit

—

Monthly, per door

Rent per sqft

—

Monthly gross rent ÷ total building sqft

Breakeven occupancy

—

Occupancy needed to cover opex + debt service

Price per sqft

—

Purchase price ÷ total building sqft

Cap rate

—

Net operating income ÷ purchase price

Cash-on-cash return

—

Annual cash flow ÷ cash invested

Gross rent multiplier

—

Purchase price ÷ gross rent

DSCR

—

Net operating income ÷ debt service

IRR (projection period)

—

Annualized return incl. sale proceeds

Deal score

—

Weighted screen: cap rate, CoC, DSCR, cash flow

Income & expense breakdown

Annual figures

Gross rental income	—
Vacancy loss	—
Effective gross income	—
Property taxes	—
Insurance	—
Maintenance	—
Property management	—
Other expenses	—
Total operating expenses	—
Net operating income (NOI)	—
Annual debt service	—
Annual cash flow before tax	—

Per-unit economics

2 units

Metric	Whole property	Per unit
Gross rental income	—	—
Net operating income	—	—
Annual cash flow	—	—
Monthly cash flow	—	—

Unit detail

Advanced mode · per-unit values

Beds, baths, sqft, rent, market rent, garage, occupancy, and lease end date for each unit.
Unit	Beds	Full baths	Half baths	Sqft	Current rent	Market rent	Garage stalls	Garage type	Occupancy	Lease ends

Risk-vs-return sensitivity grid

Purchase price × operating expense shocks × rent growth

Weaker Stronger

Cap rate by price alone (± 20%)

Purchase price	Cap rate	GRM

What if rents go up? ($0–$200/unit/mo)

Rent increase (per unit/mo)	+ / yr (total)	Gross rent	Cap rate	Cash-on-cash	Cash flow / unit / mo

Methodology: Effective gross income equals gross rent (no vacancy deduction is applied — factor in your own vacancy assumption via a lower rent figure if you want to be conservative). Maintenance and management are modeled as a percentage of gross rent, which is the common underwriting shortcut for quick screening — swap in actual quotes for a final decision. Net operating income (NOI) excludes debt service, so cap rate is capital-structure independent. Cash-on-cash return recalculates the loan amount and debt service at each simulated purchase price, using your current down payment %, rate, and term; operating expense shocks are applied to taxes, insurance, maintenance, management, and other costs. The rent-growth table raises gross rent alone (maintenance and management scale with it since they're modeled as a % of rent) while holding price and financing fixed, to isolate the upside case. Per-unit figures divide whole-property totals by the number of units you entered. This tool is for screening only and is not financial, tax, or legal advice.

Income & equity over time

Year-by-year, using the growth assumptions you entered

Projected gross rent, cash flow, principal paid, paydown equity, property value, loan balance, and total equity for each year of the holding period.
Year	Gross rent	Cash flow (income)	Principal paid	Equity (paydown)	Property value	Loan balance	Total equity

Methodology: Gross rent compounds each year by the rent-growth assumption (maintenance and management scale with it since they're modeled as a % of rent). Taxes and insurance compound each year by the appreciation assumption instead, since assessed value and replacement-cost coverage track the building's value rather than rent; other costs are held flat in nominal terms. Cash flow (income) = NOI minus that year's actual mortgage payment (principal + interest from a full monthly amortization schedule) — once the loan is paid off, cash flow rises to the full NOI.

Loan amortization schedule

Full P&I payment schedule, by year

Year-by-year loan amortization: beginning balance, annual payment, principal, interest, and ending balance.
Year	Beginning balance	Annual payment (P&I)	Principal	Interest	Ending balance

Methodology: Full monthly amortization at your entered rate and term, summarized to annual totals. Each year's payment is fixed principal + interest; the interest share shrinks and the principal share grows over the loan term as the balance is paid down. Shown for the full loan term, not capped to the holding-period length you entered.

Actual vs. projected

Track real monthly numbers against Year 1 projections once a deal is purchased

Recorded actual monthly gross rent and operating expenses compared against Year 1 projected figures.
Month	Actual gross rent	Actual OpEx	Actual cash flow	Projected cash flow	Variance	Note	Recorded by	Remove

No actuals recorded yet. Add your first month above once you have real numbers in hand.

Methodology: Projected monthly figures come from this deal's Year 1 base-case numbers (gross rent ÷ 12, operating expenses ÷ 12, and the monthly mortgage payment) as of when it was last saved. Actual cash flow = actual gross rent − actual operating expenses − monthly mortgage payment.

Saved analyses

Browse everything the team has saved, filter by status, and open any deal to keep working on it.

Previously saved rental property analyses, shared across the team.

Search watch jobs

Every hour, Return Grid checks RentCast for new for-sale listings matching each job's criteria below. New matches are automatically saved as draft analyses (status: To Review) and emailed to that job's recipients.

Search watch jobs and the criteria each one is monitoring.
Name	Location	Price range	Units	Status	Last run

Compare deals

Line up saved analyses side by side to see which one pencils out best. Pick 2 to 4 properties.

Add a saved property

Add at least 2 saved properties above to compare them.

Saved compares

Revisit comparisons the team has saved for later, rename them, or remove ones you no longer need.

Portfolio dashboard

Roll up cap rate, cash-on-cash, GRM, DSCR, and IRR across every saved analysis that matches the selected statuses.

All records

—

Total units: —

Blended cap rate

—

Total NOI ÷ total purchase price

Blended cash-on-cash

—

Total cash flow ÷ total cash invested

Blended gross rent multiple

—

Total price ÷ total annual gross rent

Blended DSCR

—

Total NOI ÷ total annual debt service

Blended IRR

—

Portfolio-level, combined yearly cash flows

Total monthly cash flow

—

Across all records

Total purchase price

—

Sum across all records

Blended price per sqft

—

Total price ÷ total sqft, across all records

Blended rent per sqft

—

Total monthly rent ÷ total sqft, across all records

All saved analyses, regardless of status.
Name	Status	Units	Purchase price	Rent/mo	Insurance/yr	Property taxes/yr	Mortgage/mo						Monthly cash flow

Map view

See every saved analysis with an address plotted on a map, color-coded by status.

Manage users

Only people listed here can sign in with Zoho -- this list is the sign-in allowlist, regardless of what email domain someone's Zoho account uses. Add teammates below so they can access Return Grid, and edit their name or email as needed.

Share notices require a mobile number for SMS or Email + SMS — those options are unavailable until one is saved.

Show

Registered Return Grid users.
First name	Last name	Email	Mobile	Share notices	Admin	Status

Credentials

Admin-only. RentCast, Mapbox, Geocodio, mail sending, and the ClearlyIP SMS sender used for texting share links are all shared, platform-level services configured by Return Grid -- they're not set per organization here. This page controls the two settings specific to your organization: your organization's email domain (used to label activity that automated jobs record on your behalf), and your own Zoho SSO app registration -- an enable toggle, Client ID and Client Secret, plus the redirect URI to register in Zoho. Who can sign in is controlled in Users, not here. Values are encrypted at rest; secrets such as the Client Secret are never shown in full once saved -- only a masked hint of the current value is displayed. Leave a field blank to keep its current value unchanged.

Billing

Owner-only. Manage your organization's subscription plan and cancellation status.

Return Grid

Check your email

Set your password

Choose your plan

Starter

Team

Enterprise

Checkout

Return Grid

Properties by status

Recent activity

Search Watch

New property analysis

Income & expense breakdown

Per-unit economics

Unit detail

Risk-vs-return sensitivity grid

Cap rate by price alone (± 20%)

What if rents go up? ($0–$200/unit/mo)

Income & equity over time

Loan amortization schedule

Loan amortization schedule

Actual vs. projected

Saved analyses

Search watch jobs

Compare deals

Saved compares

Portfolio dashboard

Map view

Manage users

Defaults for new deals

Credentials

Billing

Return Grid

Properties by status

Recent activity

Search Watch

New property analysis

Property and financing inputs

Unit and building inputs

Investment return summary

Income & expense breakdown

Per-unit economics

Unit detail

Risk-vs-return sensitivity grid

Cap rate by price alone (± 20%)

What if rents go up? ($0–$200/unit/mo)

Income & equity over time

Loan amortization schedule

Loan amortization schedule

Actual vs. projected

Saved analyses

Search watch jobs

Compare deals

Saved compares

Portfolio dashboard

Map view

Manage users

Defaults for new deals

Credentials

Billing