Return Grid

Underwrite new deals, manage the properties you own, plan dispositions, and let Search Watch pull in fresh listings — one dashboard across the full property lifecycle.

Total units

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Portfolio only

Total portfolio value

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Sum of purchase prices · portfolio only

Average price per unit

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Blended · portfolio only

Average price per sqft

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Blended · portfolio only

Average rent per sqft

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Blended, monthly · portfolio only

Total rents

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Monthly · portfolio only

Total NOI

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Monthly · before debt service · portfolio only

Monthly mortgage payment

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P&I · portfolio only

Monthly taxes

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Annual ÷ 12 · portfolio only

Monthly insurance

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Annual ÷ 12 · portfolio only

Total monthly profit

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Cash flow · portfolio only

Total cash invested

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Down payment + closing costs · portfolio only

Average COC

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Cash-on-cash · portfolio only

Average cap rate (portfolio)

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Portfolio only

Average DSCR

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Debt-weighted · portfolio only

Weighted average interest rate

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Weighted by loan balance · portfolio only

Average cap rate (all deals)

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Excludes To Review & Not Interested

To review

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New Search Watch matches

Offer submitted

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Offers awaiting response

Owned

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Currently owned properties

New property analysis

Sold Property Summary

Sold

Final sale price

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Hold period

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Months owned

Gain

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Net proceeds − purchase price

ROI

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Gain ÷ purchase price

Annualized return

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CAGR-style proxy, not a full IRR

Underwriting vs. actual

	At underwriting	Actual
Purchase price	—	—
Sale price	—	—
Hold period	—	—
Cap rate	—	—
Cash-on-cash	—	—

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Under contract

Active

Loading contract…

Accepted amount —

Target closing —

Next deadline —

Earnest at risk —

Contract terms

Accepted amount Offer accepted

Target closing Possession

Seller concessions Title / closing company

Closing agent contact

Earnest money

Amount Due

Delivered Payee / escrow holder

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Earnest money was returned to us

Contract deadlines

Contract notes

A high-level snapshot of this deal — see Underwriting, Building, and Metrics for the full detail.

How it's performing

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Monthly cash flow

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Cap rate

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Cash-on-cash

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DSCR

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Income snapshot

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Gross rent (actual)	—
Vacancy	—
Other income	—
Effective gross income	—
Operating expenses	—
Net operating income	—
Debt service	—
Cash flow	—

Property at a glance

Units—

Purchase price—

Total sqft—

Last visit—

Open repair items—

Data pulled—

Looking ahead

next 12 months, at current run-rate

Projected cash flow —

Held at current logged rent/expense run-rate.

Full best/base/worst scenario projection → Metrics tab

Insurance

Landlord policy for this property. Add a renewal before the old policy ends; both show here.

Insurance policy terms for this property, newest first.
Status	Carrier and policy number	Covers	Premium	Paid	Books	Actions

← Back to Insurance

Insurance quotes

Quotes asked for on this property, cheapest first, with agencies still to answer last.
Agency	Status	Annual premium	Coverage	Deductible	Term	Valid until	Actions

Ask for quotes each agency gets its own email and link

Coverage wanted Please answer by

← Back to Insurance

Write-off schedule

The policy's write-off schedule, one row per month.
Month end	Written off	Prepaid left	Status

Documents

No certificate or policy document on file for this policy.

Property tax

Parcel ID—

Taxing authority—

Est. current year tax—

Last bill—

Documents

Next due—

Parcel ID is owner-entered and authoritative here. Taxing authority links to its vendor record (category: Government).

Management fee

Rate—

Flat fee—

Documents

Rate applies per rent charge. Flat fee posts once per calendar month regardless of how many rent charges land that month.

HOA fee

Amount—

Billing interval—

Vendor—

Documents

Vendor is optional and links to its vendor record. Leave amount at $0 if this property has no HOA.

Other operating expenses 0 rows

$0 / mo ($0 / yr annualized)

Bills

Loan history

Every event in this loan's life, oldest first. Append-only — a correction is recorded as its own entry, so an earlier figure is never overwritten.

Every recorded event in this loan's life, oldest first.
Date	Event	Lender / product	Amount	Rate	Term	Cash out	Notes

Maintenance SLA

Override the organization's maintenance response SLA for this property only. Leave inherited unless this property needs a different threshold or count mode.

Inherit the organization default

Business hours for this property Use the organization's business hours

Day	Open	From	To

These hours are used for this property by the tenant assistant, on-call routing and the maintenance response clock in business-hours mode. Holidays stay organization-wide.

Basis and depreciation

What was recorded for this property, and what Return Grid suggests for this year. Every posting here shows its entry first and asks you to confirm.

Basis by component

Change land share

Land is already posted. This moves part of the cost between Land and Building with an adjusting entry. The original opening entry is not changed.

New land share (percent)

Adjusting entry that will post
Account	Debit	Credit

Future depreciation suggestions use the new split. Depreciation already posted is not changed.

Cost basis by component
Component	In service	Tax class	Years	Amount	Source

Depreciation by year

Depreciation by year
Year	Period	Amount	Status	Note

Amount for the year (dollars)

Journal entry that will post
Account	Debit	Credit

Improvements

Past improvements
Item	Date	Category	Amount

Tax depreciation assets

For your CPA. Each building, improvement and Capital Project is its own asset with its own tax class. This does not post to the ledger. Estimate. Confirm with your accountant.

Tax depreciation assets
Asset	Class	In service	Cost basis	Method	Tax this year	Status	Actions

Split the sale price across the assets

For a whole-property sale. Land comes off the price first, then the rest is split across the assets. Estimate. Confirm with your accountant. Not Form 4797.

Total sale price (dollars)

Total selling costs (dollars)

Sale date

Split by

Land share (percent)

Sale price split by asset
Asset	Class	Cost basis	Share	Amount realized	Selling costs	Gain or loss (estimate)	Status

Replace amounts already entered

Edit tax asset

Description

Tax class

Placed in service

Method

Convention

Bonus percent

Entered by your CPA. Default 0.

Depreciation taken before (dollars)

Disposed

Sold or scrapped. Depreciation stops in this year and the worksheet below appears.

Amount realized (dollars)

What this asset sold for. For a whole-property sale, split the price across its assets with your accountant. Blank means not entered.

Selling costs (dollars)

Tax depreciation by year
Year	Computed	Override	Reason	Actions

Property contacts

Rent Averages Per Unit

Computed live from the per-unit rent entered below. Read-only -- edit rent on individual units, not here.

Current rent per unit (avg)

Market rate per unit rent (avg)

Units

Number of units

Physical characteristics

Type

Sqft per unit

Bedrooms per unit

Full baths per unit

Half baths per unit

Year built optional

Style / building type optional

Garage stalls per unit

Garage type optional

Basement select all that apply

Lot size optional

Sqft above grade per unit

Sqft below grade per unit

Units & common areas

Units

complete missing physical data vacant

#	Bed / Bath	Sqft (total / above / below)	Rent / Market	Garage	Lease	Actions

Common areas

Show archived

Current whole-unit finish on each surface, one row per unit.
Unit	Walls	Ceiling	Trim	Doors	Cabinets	Flooring	Rooms	Last painted	Actions

Leave a value blank to inherit the organization setting or Return Grid's platform default. Only intervals changed for this property are stored.

Loading maintenance intervals…

Monthly profit

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Cash flow after debt service

Profit per unit

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Monthly, per door

Rent per sqft

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Monthly gross rent ÷ total building sqft

Breakeven occupancy

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Occupancy needed to cover opex + debt service

Price per sqft

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Purchase price ÷ total building sqft

Cap rate

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Net operating income ÷ purchase price

Cash-on-cash return

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Annual cash flow ÷ cash invested

Gross rent multiplier

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Purchase price ÷ gross rent

DSCR

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Net operating income ÷ debt service

IRR (projection period)

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Annualized return incl. sale proceeds

Deal score

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

Income & expense breakdown

Annual figures

Gross rental income	—
Vacancy loss	—
Other income	—
Effective gross income	—
Property taxes	—
Insurance	—
Maintenance	—
CapEx reserve	—
Property management	—
HOA fee	—
Other operating 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

Actuals vs. underwriting

Owned

Cap rate

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At underwriting: —

Actuals: —

Cash-on-cash

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At underwriting: —

Actuals: —

Annual NOI

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At underwriting: —

Actuals: —

Monthly cash flow

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At underwriting: —

Actuals: —

Operating assumptions

	At underwriting	Current
Purchase price	—	—
Rent per unit (mo.)	—	—
Market rent per unit (mo.)	—	—
Vacancy %	—	—
Taxes (annual)	—	—
Insurance (annual)	—	—
Maintenance %	—	—
Management %	—	—
CapEx reserve %	—	—
Other operating expenses (total)	—	—
Other income (mo.)	—	—
Rent growth %	—	—
Appreciation %	—	—
Projection years	—	—

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Current market value

What the property is worth today. Recorded separately from what you paid, so yield can be reported both ways — neither figure replaces the other.

Current estimated value ($)

As of

Cap rate on current value

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No value recorded

Cap rate on cost

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Against purchase price

Value vs. cost

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Cap rate on current value = annual NOI ÷ current estimated value. Cap rate on cost uses the purchase price and is the figure shown everywhere else in Return Grid, including the portfolio blend and all exports. Both use the same NOI.

Value history

Every current market value recorded for this property, newest first.
Recorded	As of	Value	Change	Source	By

Rent: actual vs. market

Unit	Current rent	Market rent	Variance
Total	—	—	—

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

If rent alone moves

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

If expenses alone move

Expense change	Cap rate	Cash-on-cash	Cash flow / unit / mo	DSCR

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.

Current loan terms

In Analyze phase: edit freely. In Own phase: refinances update these values via the Record refinance action below.

Loan fields load here once you open a saved property.

Refinance history

Post-purchase refi events. Each one updates the loan terms above.

No refinances recorded yet.

Refinance events, newest first.
Date	Lender	Product	New loan	Rate	Term	Balloon	Cash out	Refi costs	Old loan costs left	Notes

Amortization schedule loads here.

Loan amortization schedule

Full P&I payment schedule, by year

Loan amortization by year: beginning balance, annual payment, principal, interest, and ending balance. After a refinance, a Segment column identifies which loan each year belongs to.
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.

Rentals

Every unit on this property, its current occupancy, tenants on the lease, and market rent from RentCast. Click a unit’s Lease action to open the lease drawer.

Units on this property with occupancy, tenants, actual and market rent, repairs, and portal and insurance checks.
Unit	Status	Tenant(s)		Repairs	Checks	Actions

Current leases occupying a unit at this property.

Leases at this property with unit, tenants, status, term, and monthly rent.
Unit	Tenant(s)	Status	Term	Monthly Rent

Current tenants with an occupying lease at this property.

Tenants who hold or have held a lease at this property.
Name	Status at this property	Email	Phone	Leases

New Owner Intake Codes

Each unit gets a 5-character code for its tenant to look up their move-in paperwork without an account. Codes expire 90 days after they are issued unless your org has set a different default. Generating is safe to run again — units that already have a live code are left alone.

Analyzing properties

Every deal your team is actively underwriting. Filter by pipeline status and jump back into any analysis to keep working on it.

Previously saved rental property analyses, shared across the team.
							Home guide					Actions

Search watch jobs

Every hour, Return Grid checks 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

Deal Inbox

Email a listing link to one of your inbound addresses and Return Grid reads it for you. Deals land here for review before anything is created.

Inbound email addresses for this account, with the sender policy and message activity for each.
Label	Address	Accepts mail from	Deals received	Last message	Actions

Custom ingestion domains

Send deal emails to your own domain instead of ours — e.g. deals@in.yourcompany.com. Point an MX record at us and we handle the rest. Up to 2 per account.

Custom ingestion domains for this account, with their setup status and MX record.
Domain	Status	MX record to add	Actions

Must be a subdomain, not your bare domain — e.g. in.yourcompany.com, not yourcompany.com. That keeps your main domain's mail reputation separate from ingestion traffic.

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.

Reports Center

Dashboards

A dashboard per lifecycle phase. Analyze is pro-forma underwriting; Own, Sell and Sold report what actually happened.

Portfolio dashboard

Roll up cap rate, cash-on-cash, GRM, DSCR, and IRR across every non-sold property matching the selected statuses. Sold deals are excluded.

Quick links

Share your organization’s pages

Tenant Portal Loading…

Not published yet. to enable your public listings page.

All records

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Total units: —

Blended cap rate

—

Total NOI ÷ total purchase price

Blended cash-on-cash

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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

Portfolio occupancy

—

Under contract

Accepted offers with open contract deadlines

Properties currently under contract, most urgent first.
Property	Accepted	Target closing	Next deadline	Earnest money

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

Important dates

Offer and inspection deadlines, visits, and financing contingencies on properties you are still evaluating.

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Manage users

Only people listed here can sign in — this list is the sign-in allowlist for every login method available to your org. Add teammates below to give them access to Return Grid, and edit their name or email as needed.

Show

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

Accountants (outside CPA)

Give your CPA a login of their own. They never see tenants, bank logins, settings or users. Read only lets them read the Tax package, cost basis, depreciation, the ledger and documents. Read and write also lets them post adjusting journal entries and edit tax assets; they can never delete or close a period. Two-factor sign-in is always required.

Accountant logins and what each can do.
Name	Email	Access level	Entities	Access ends	Last opened	Status

Tenants

Tenants across all your properties.
Name	Status	Portal	Email	Phone	Leases	Rent	Property	Unit

Department Groups

Group users under a Property Manager or Maintenance team, then assign the whole group to a property.

Workflow Rules

Rules run in order, top to bottom. The first one that matches wins unless it says continue.

	#	Rule	Kind	Applies to	When	Then	Last run	Runs 30d	On	Actions

History

Everything automation did or failed to do: workflow rules and built-in alerts. Each row says what triggered it and links to that record. Kept for 90 days.

Export CSV

When	Triggered by	Rule or alert	Kind	What it did	Outcome

Operating Entities

The entities that operate your properties day-to-day and collect rent — used for GL account segmentation.

Show archived

Operating Entity

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Properties operated

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Owners served

—

Bank accounts

—

EIN

—

Management fees (year to date)

—

Details

Owners we serve

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Bank accounts

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Property Owners

Who each property is owned or managed for — a separate dimension from Operating Entities. The Property Owner holds title; the Operating Entity runs day-to-day operations and can change over time.

Show archived

Owner

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Properties

—

Occupancy

—

Money held for owner

—

Bank accounts

—

Operating entity

—

Contact

Ownership

Management agreement

Properties

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From To

Payouts

Statements

Accounting Chart of Accounts

Chart of Accounts

The accounts that make up your general ledger.

Account

$0.00

Journal entries

From

Description or tenant contains

Source

Show reversed entries

Journal entries posted to this account.
						State

Change history

Renames, renumbers and account-type changes alter what past reports mean. Every change to this account is recorded here.

Accounting Unposted entries

Unposted entries

Entries that could not be posted to the general ledger. Entries that failed for the same reason are grouped. For a bank entry, change the account and it posts straight away. Retry only helps entries that failed for a temporary reason, and is safe to press more than once.

Properties Owned Create Property

Create Property

One wizard for a property you have owned for years and one you just bought. Fill in what you have. It saves as Pending, and you can come back any time. Nothing posts to your books until you activate it.

Start with the address

Address

Checklist

Required to activate

These block Activate.

Also worth filling in

Never blocks Activate. Skip anything that does not apply.

Did you just buy this property, or have you owned it for a while?

Just bought: we ask for the closing money (earnest money, credits from the seller) so the bank shows one withdrawal on the closing date. Owned for a while: we ask for the balances you have today.

Fill in from your documents optional, saves typing

Choose the closing disclosure (settlement statement) from your purchase and your most recent mortgage statement. We read them and suggest the numbers. You decide what to keep.

Closing disclosure

PDF, or a photo or scan.

Latest mortgage statement

Skip if the property has no loan.

After reading, keep copies of these files in this property's Documents? Yes, keep them in this property's Documents No, read them and delete them

Add at least one file first.

Your files stay in your Return Grid account. Reading uses the same document reader as the Documents tab and counts toward your account's daily reading allowance. Nothing is read until you press the button, and nothing is saved to a field until you press Accept.

A. History what happened when you bought it (a record; posts nothing)

How acquired

Acquisition date

Purchase price

Down payment

The price before any seller credit, minus the loan.

Closing costs that count as basis

Title, recording, transfer tax, survey, legal. Enter 0 if none.

Loan costs (not basis)

Points, origination, lender appraisal

Seller credit (lowers basis)

Money the seller gave you toward repairs or as a price reduction. Leave blank if none.

Initial rehab

Placed in service

When it was first ready to rent

Owning entity

Property Manager

Required to activate. It saves as soon as you pick one.

Was the cash you paid at closing taken from a bank account tracked in Return Grid?

No: the remainder goes to Opening Balance Equity. Yes: that account is credited instead.

Paid from account

B. Basis what posts to Land and Building

Land share (%)

No county data? We start at 20% and mark it an estimate.

Depreciation taken to date (optional)

From your tax returns

Past improvements

None yet

C. Current loan only the loan you owe today

No loan, paid cash

Lender

Original amount

Loan term (years)

How long until the loan is due. For a 5/25 loan, enter 5 here. Optional. It is also how long the loan costs are written off over. Leave it blank if you are not sure, and the loan costs are left out of the opening entry.

Amortization (years)

How long the payments are spread over. For a 5/25 loan, enter 25 here. Leave it blank when it is the same as the term, as on a 30 year fixed loan.

Interest rate (%)

Principal balance

Balance as of

Monthly principal and interest

Monthly escrow (optional)

The part of the payment held for taxes and insurance. Leave blank if the payment has no escrow.

Next payment due

Payments left

How interest is calculated

Most statements that show a different interest amount each month, longer in a 31 day month, are Actual/360. Leave 30/360 if you are not sure. It can be changed until the first payment is recorded.

Loan paid from account

The loan saves by itself once the balance, date, rate, payment, next due date and payments left are filled in. You can also press Save loan. Loan type and maturity can be added later.

D. Extras all optional

Units and tenants

Add each unit. If someone lives there, add the tenant, rent, lease dates and the security deposit you hold. Each tenant is saved on a draft lease: no invitation, reminder or email goes out, and nothing posts to your books from here. The deposits you enter fill in the tenant deposits amount when you activate. Tenant balances and unpaid bills are entered at activation. Documents come later.

No units added yet.

Unit name

Bedrooms

Tenant name

Leave blank if the unit is vacant.

Tenant email (optional)

Tenant phone (optional)

Role

Monthly rent

Lease start

Lease end

Blank means month to month.

Security deposit held

Add a co-tenant, a guarantor or an occupant (minor). One person on a lease is the Primary.

Opening balances

Amounts as of the as-of date. Each is optional and saves with the property; Activate posts them in the opening entry. Leave blank for none. Deposits you entered on the units fill in the deposits amount when you activate.

Escrow balance held by the lender

Tenant security deposits held

Tenant balances owed to you

Rent tenants paid ahead

Unpaid vendor bills

E. More closing details all optional, saved with the rest as you type

Insurance

Insurance company

Policy number

Annual premium

Effective date

Renewal date

Saved as the property’s first insurance policy once the premium and effective date are in. Later renewals go on the Insurance card.

Parcel and taxes

Parcel ID

Tax authority

Tax reassessment expected after the sale?

HOA

HOA monthly amount

0 means no HOA.

Deed and notes

Deed recording number

Notes

Loan details

Loan ID number

Balloon date

Leave blank when there is no balloon.

Prepayment penalty

Closing costs

Expensed at closing

The part that counts as basis is in section A. The part you expense posts to expense, not to the building. Enter 0 if none.

Closing documents

Settlement statement, deed, title policy, note and mortgage. Each file is saved to this property's Documents as soon as you choose it.

Activate property

This posts one opening entry and turns the property on. Opening values become read-only unless you reverse the entry.

The opening balances come from the Opening balances section above. Change them there and the entry below updates.

Basis is the number you gave us. For inherited, gifted, exchanged or converted properties, confirm it with your CPA.

Properties Owned Pending properties

Properties you are bringing in

Fill in what you have, leave, and come back. Nothing posts to your books until you activate a property.

Properties being brought in, with what is done and what is missing. Use the arrow keys to move between rows and Enter to open one.
	Address	Entity	History	Basis	Loan	Units done	Missing	Status

Properties Files inbox

Files inbox

One place for every file. Drop anything here; a file with no place waits in Needs a home until someone files it.

Properties Units to walk

Units to walk

Walk each unit and building once: photograph the shutoffs, switches, filters and thermostat, and record the equipment. The tenant assistant uses these photos to help tenants fix small problems themselves. Open a unit to start or continue its walk-through.

Properties Insurance

Insurance policies

All policies across the organization. Each row is one policy term.

Insurance policy terms across the organization and what needs attention on each.
Property	Carrier and policy	Ends	Premium	Written off	Prepaid left	What needs attention	Actions

Every heading sorts. A policy ending within 60 days with no renewal recorded shows under Needs attention on its own. Written off and Prepaid left show what is already done on each term.

The selected policy's write-off schedule, one row per month.
Month end	Written off	Prepaid left	Status

Maintenance Work Assistant chats

Assistant chats

Every chat the assistant has had: signed-in tenants, and visitors on your website and sign-in page. Chats that look wrong or went unanswered come first. The assistant settings are in Settings > AI Chat.

Tenant chats

Every tenant chat is saved. Conversations that look wrong come first: staff changed the emergency level, the tenant said it was not what they meant, or the assistant did not know. Mark a reply wrong, write what it should have said, and turn it on. A correction never changes the emergency checklist.

Started	What happened	Why flagged	Status

Public chats

Questions visitors asked on your website and sign-in page. Chats where the assistant could not answer come first. Add an approved page so it can answer next time, or mark the chat handled.

Last activity	First question	Page	Messages	Not answered	Status

Settings AI Chat

AI Chat

Settings for the tenant assistant and the public website assistant. To read the conversations, open Assistant chats under Maintenance.

Tenant Assistant

How the assistant introduces itself, and the outside temperatures at which a heating or cooling failure counts as an emergency.

Assistant name

Tagline

The greeting always says it is an automated assistant, whatever name you choose.

Cold line (°F) — at or below this, no heat is an emergency

Hot line (°F) — at or above this, no air conditioning is an emergency

Business hours The same hours are used everywhere. Change them under Maintenance Hours above. A property can set its own on its Maintenance SLA tab.

After-hours charge notice Shown to a tenant, and acknowledged, before the assistant alerts on-call for an after-hours emergency. Your attorney reviewed the starting wording. The tenant also ticks: “I understand that I may be charged if the visit turns out not to be an emergency or the problem was caused on my end.” The assistant never states an amount of its own. Clear the box to go back to the reviewed wording.

What the assistant can suggest

These are the steps our team has approved for tenants to try before a request is filed. Turn off any you do not want your tenants to be asked to do. You cannot change the wording.

Smoke alarm batteries Tenant buys them We supply them

Furnace filters Tenant buys them We supply them

If you supply them, the assistant files the request instead of asking the tenant to buy one.

Step	Category	Picture	Offered (30 days)	Fixed it	On for my tenants

Numbers are for your organization only. A step that our team turns off everywhere disappears from this list.

Public Website Assistant

Visitors who are not signed in can ask general questions on your Return Grid listing pages and on any site you add the snippet to. It answers only from your published listings and the web pages listed here. It cannot see accounts, and it never opens a request. It says it does not know when the pages do not cover a question.

Web address	Name	Status	Last read	Action

Put it on a website

Return Grid listing pages already have it. To add it to another site, paste this just before the closing body tag.

Chat Usage

Messages tenants sent to the chat, day by day. A day needs attention when a chat was stopped by a limit or the chat fell back to plain questions. Open a day to see that day's chats, then mark it reviewed.

Day	Messages	Chats	Stopped by limit	Plain-question fallbacks	Status	Action

Test the chat

Try the tenant assistant yourself, with your own settings, as if you were a tenant at a property. This is only a test: nothing is saved, no request is created, and nobody is paged. Questions about rent or a deposit use a real tenant's records, so they are not part of the test.

Pretend I live at

Properties Owned Needs information

Needs information

Things we would like to know about properties you already own. Nothing here stops a property from working. Fill an item in, snooze it, or mark it not applicable.

Active properties and the information still wanted for each. Use the arrow keys to move between rows and Enter to open one.
	Address	Entity	Missing	What is still wanted

Banking Loan payments

Loan payments

Payments to review: nothing posts by itself. Each month's payment appears as a proposed entry from the loan schedule. Loans: every loan in one list, so you can find one and change its details.

Loans, ordered by property. Use the arrow keys to move between rows and Enter to open one.
Property and lender	Balance	Rate	Monthly P&I	Escrow	Paying account	Interest	Funding	Status

Loan payments, oldest due date first. Use the arrow keys to move between rows and Enter to open one.
Select	Property and lender	Due	Scheduled	Bank charged	Difference	Paid from	Lender balance	Status

Banking Receipts

Receipts

Vendor receipts that arrive by email are matched to your posted bank charges and attached for you. Nothing is ever posted or changed on its own.

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Vendor receipts that reach your receipts address. A receipt that matches one posted charge on amount, vendor and date (within 2 days) is attached to that entry for you.

Receipts, newest order first. Use the arrow keys to move between rows and Enter to open one.
Vendor	Order or receipt	Date	Total	Status	Note	Open

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Vendors

Receipt emails are read for the vendors below. Home Depot, Amazon and Menards are built in. Any other vendor you add or enable is read only from the sender shown (one address, or anyone at a domain), and each read waits for your confirm until 3 reads in a row have been confirmed with no correction. Then its receipts attach by themselves. A correction, a failed sender check or an unreadable file sends it back to confirming.

Vendors whose receipt emails are read, with the sender each is read from and where it is in the 3 confirmed reads.
Vendor	Sender	Statement names	Status	Reads	Last read

The sender and the pattern a vendor is read by cannot be edited here. To change them, turn the vendor off and enable it again from a skipped message.

Give this address to your vendors as a receipt recipient, or forward their receipt emails to it. Receipts are matched to posted bank charges and attached for you.

Your receipts address

Who can send photos and scans

Skipped messages

The newest 20 messages that did not become a receipt. Kept 30 days.

Vendors recognised

Skipped messages are shown as plain text, with links as text you can copy, so a vendor verification email can be finished from here.
One active receipts address per org. The Deal Inbox keeps its own addresses; the two never mix.

Banking Zoho payouts

Zoho payouts

When Zoho Payments pays out to your bank, the transfer is recorded for you. Payouts that did not add up are listed here so you can look at them.

Every fee Zoho Payments charged you, one row per payment. The fee comes from Zoho and is posted to Bank fees expense when the payment arrives.

Zoho processing fees, newest first. Open a row to see that payment on its lease.
Date	Tenant and unit	Paid	We charged	Zoho charged	Difference	Expense

Leases Tax forms

Tenant tax forms

One row per renter for the tax year. Prepare fills in the state form from rent payments; you print it, sign it by hand and upload the signed copy.

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Accounting Depreciation

Depreciation

Building and improvements over 27.5 years, from each property's recorded basis. Amounts are estimates. Edit any amount, then post. Posted year-end entries are dated December 31.

Active properties with the depreciation to post for the chosen year.
	Address	Entity	In service	Depreciable basis	Suggested	Amount to post	Status

Preview

Entries that will post, one per property.
Property	Dr Depreciation Expense	Cr Accumulated Depreciation

Estimates only. Confirm amounts with your CPA. Land is excluded and depreciation stops at zero basis. Any posted year can be reversed.

Accounting Opening Balances

Opening Balances

Start the books from where you really are: properties you already own (cost basis, closing-cost expense, loan payable) and the statement balance of each bank and credit card account. Review the preview, then confirm to post.

Properties eligible for opening-balance posting to the general ledger.
	Property	Entry date	Cost basis	Closing-cost expense	Loan	Equity	Status

Split land from building

These properties posted their cost as one real estate amount, before Land had its own account. Splitting reverses the old opening entry and posts a new one dated the same day, with land shown on its own line. The balance sheet total does not change.

Properties whose opening entry can be split into land and building.
	Property	Entry date	Land	Building after	Land share	Status

Enter the balance on each account's statement as of the as-of date. The as-of date defaults to the day before the account's first activity in Return Grid, so nothing is counted twice. Cash accounts post Dr the account / Cr Opening Balance Equity; credit cards post Cr the card / Dr Opening Balance Equity. A zero balance posts nothing.

Bank and credit card accounts and their opening balances.
Account	Legal entity	As-of date	Statement balance	Ledger balance now	Status

Tasks Capital projects

Capital projects

Work that adds to what a property is worth, from a forecast on the horizon through to the day it is placed in service.

Views

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Capital candidates that need a decision
Candidate	Property	Source	Estimate	Actions

Capital projects
Project	Property	Status	Target	Budget	Spent	Work done

Accounting Credits & Prepayments

Credits & Prepayments

Money sitting unapplied -- a tenant's overpayments and concessions that haven't been used yet, and prepayments we have sent a vendor that no bill has claimed.

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Tenant credits and prepayments, unapplied and partly applied by default.
Tenant / Unit	Source	Credit	Applied	Available	Status

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Vendor prepayments and credits, unapplied and partly applied by default.
Vendor	Paid	Reference	Credit	Applied	Available	Status

Credit

Credit: $0.00 · Already applied: $0.00 · Available: $0.00

Open charges · this lease

Will post

Journal accounts this application will affect, for reference only -- nothing is posted by this screen.
2130 · Tenant Credits Payable	DR $0.00
1100 · Accounts Receivable — Tenants	CR $0.00

Already applied

Accounting Deposit Interest

Deposit Interest — Annual Disbursement

Interest accrued on security deposits, one row per lease per year -- settle it by paying it out or crediting it to the tenant's account.

Year

Accrued: $0.00 · Settled: $0.00 · Pending: $0.00

Property Amount ≥

0 selected

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Deposit interest accrued per lease per year, its settlement status, and its last settlement action.
	Tenant / Unit / Property	Accrued interest	Status	Last action

Deposit interest

Accrued this year: $0.00 · Status:

Monthly accrual

This lease's interest_accrual rows for the selected year, oldest first.
Date	Amount

Banking Bank Accounts

Bank Accounts

Where security deposits and rent are held. Several states require this to be disclosed to tenants — keep institution names accurate.

Cash in operating —

Held for tenant deposits —

Need reconciling —

Unattributed trust funds —

Account

GL balance $0.00

Last reconciled —

· ·

Transactions posted to this bank account's GL cash account.
		Type	Category				State	Actions

Bank items from the connected feed for this account.
					Actions

Per-owner balances within this trust account.
Property owner	Balance	Reserve held	Available to pay	Lines

Cash in the account — from the register

Properties' shares —

Transfer to make —

Extra cash (interest) — other income, in no share

Properties in this account

Properties whose CapEx reserve is held in this account.
Property	Reserve %	Monthly accrual	Share	Last entry	Actions

Move the money at your bank, then record it here. Nothing moves until you do.

Suggested transfers for this reserve account.
For	Move	Amount	Actions

Accounting Owner Payouts

Owner Payouts

Pay each property owner what is theirs to take out of a trust account. Return Grid records the payout; it does not send the money. Send the ACH or check yourself, then record it here. It shows in the trust account’s register and in Find & Match.

Property owners in this trust account and what each can be paid.
	Owner	Trust cash	Deposits held	Fees to take	Reserve kept back	Available to pay	Last payout

Payout

Accounting Owner Statements

Owner Statements

One statement per property owner per month: what came in, what went out, what was paid to the owner and what is left to pay. Generate a month, check the drafts, then email each owner or download the PDFs. A sent statement is frozen, so you and the owner always see the same numbers.

Owner statements for the chosen month, one row per property owner.
	Property owner	Opening	Money in	Money out	Paid to owner	Closing	Available to pay	Status	Actions

Statement

Summary

Accounting Reimbursements

Reimbursements

Pay employees back for materials they bought out of pocket for repairs -- one payment can cover several receipts at once.

Employee

Owed receipts

Selected total: $0.00

Owed receipts, checked ones are included in the payment below.
Include	Date	Vendor / Store	Repair item	Amount

Payment history

Banking Bank Accounts Reconciliation history

Reconciliation history

Banking Bank Accounts Reconciliation

Reconcile

Beginning balance

$0.00

Cleared money in

$0.00

Cleared money out

$0.00

Cleared book balance

$0.00

Statement ending balance

$0.00

Difference

$0.00

				Withdrawal

Rows per page

Ticked items are only marked reconciled when you press Complete.

Accounting Accounting Periods

Accounting Periods

Close a period once its books are final. A closed period can be reopened later if needed -- both actions require a reason, so there is always a record of why.

Financial reports open on

Profit and Loss and Balance Sheet. Anyone can still use the switch on those reports, and the switch is remembered per person. Nothing is posted or recalculated.

Accrual basis — income when charged, expenses when billed. Usual for lenders and larger portfolios. Cash basis — income when received, expenses when paid. Usual for small landlords filing taxes on cash.

All periods — newest first

—

Year

Accounting Journal Entries

Journal Entries

Post a manual journal entry for an owner capital contribution, a correction, or an opening adjustment.

From

Entered by

New Journal Entry

Entity

Date

Description

Journal entry lines.
Account	Owner	Property	Description	Debit	Credit	Remove

Total debits: $0.00

Total credits: $0.00

Out by $0.00

(Post disabled until debits == credits)

Journal Entry

Charge Types

Each charge type must map to a GL account before its charges can post to the general ledger.

Posting accounts

Where Return Grid posts entries it creates on your behalf during bank reconciliation.

Capital projects

The cost lines and templates offered when someone creates a capital project. A change here only affects projects created afterwards.

Cost lines

Show removed

The labels suggested when you add a budget line. Renaming or removing one leaves existing project lines as they are.

Templates

A template fills a new project’s budget lines and jobs. Editing one never changes projects already made from it.

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Capital project templates
Template	Budget	Lines · jobs	Used	Source

Vendor categories

What kind of work each vendor does, and which expense account their bills post to by default.

Bank connections

One connection is one bank login and can carry several accounts. Connecting never creates ledger entries: it only fills each account's Feed.

Bank rules

A rule fills in the Create entry form for a bank item whose description contains some text. It never posts, matches or changes anything on its own. When two rules fit the same item, the one higher in this list wins.

Banking Reclassifications

Reclassifications

When an entry is locked by a completed bank reconciliation or a closed period, Reclassify moves it to another category with a new entry dated in an open period. Every one of them is listed here. The original entry is never changed.

Saved replies

Shared across the org — anyone on staff can use or edit any saved reply.

New event rule

Fires the moment something happens on a ticket.

Rule name

1 When this happens Pick exactly one trigger

Applies to

Trigger

2 …and all of these are true Leave empty to match every ticket

Subject or body contains takes a list of terms and matches if any one appears, case-insensitive, as a substring in either the subject or the description (not a whole-word or regex match). Property and Unit both accept multiple values.

3 Then do this Runs in the order listed

4 After this rule runs Controls chaining

Stop here. No further rules run for this event. This is the default. Continue to the next matching rule. Use when this rule is one step of a chain rather than the whole decision.

Rule is active. Uncheck to pause without deleting. A paused rule keeps its position in the order.

Test before you trust it

Checks how many currently-open tickets match Step 2's conditions right now, using the exact same evaluator this rule runs in production — not a separate estimate.

Trial Balance

Every account's debit and credit totals for the selected period. Should always balance.

Period

Operating Entity

Property

Show accounts with no activity

Profit & Loss

Revenue and expense for the selected period, and the resulting net income.

Period

Operating Entity

Property

Basis

Balance Sheet

Assets, liabilities and equity as of the end of the selected period.

Period

Operating Entity

Property

Basis

Cash Flow

Where the money in your bank accounts came from and where it went during the period. Always on a cash basis.

Period

Operating Entity

Property

Vendors

Track the companies and people who support your properties.

Prospective Tenants

Track prospects, what they need, and the showings that move them toward an application.

Prospective tenant

All Bills

Every bill across every vendor, in one place.

Vendor

Property

Due

Security deposit ledger (GL)

One row for each lease: what was charged, received, deducted or refunded, and the balance held. Open a row to see its entries. Pet deposits are not security deposits; a pet deposit charged on a lease is counted in Charged because its payment cannot be told apart from the deposit payment.

HELD NOW

—

CHARGED, NOT YET RECEIVED

—

BOOKS: 2200 SECURITY DEPOSITS HELD

—

Property

Activity in month

Status

Holding account

Collections Aging

Outstanding tenant balances by age bucket, as of a chosen date.

As of

Property

Bucket

Min balance

Status

TOTAL OUTSTANDING

—

CURRENT (0-30)

—

31-60 DAYS

—

61-90 DAYS

—

90+ DAYS

—

Rent GL

Every lease's rent position for a period -- billed, collected, balance and past-due status.

BILLED

—

COLLECTED

—

OUTSTANDING

—

PAST DUE

—

UNAPPLIED CREDITS

—

Property

Period start

Period end

Rent GL, one row per lease for the selected period.
Tenant	Unit	Property	Billed	Collected	Balance	Past due	Unapplied credits	Last activity	Collections stage

Tax package

Year-end numbers for your accountant, one filing entity at a time. Estimate. Confirm with your accountant.

Properties in this entity

—

Depreciable assets

—

Need information

—

Tax depreciation

—

Book depreciation posted

—

Year-end checklist

Filing form

Which return this entity reports rental income and expenses on. The Income and expenses tab follows it.

Prepared for your accountant

Not marked prepared yet.

Downloads

Tax depreciation

—

This year, whole filtered set

Book depreciation posted

—

Dr 6200 / Cr 1510

Tax minus book

—

Only properties with a book entry

Needs information

—

Depreciation schedule

Account mapping

Which return line each ledger account reports on. Defaults come from the account's type. Change one here and it applies to this form for your organization. An account with no line is listed as unmapped and is never dropped.

Ledger account to return line mapping
Account	Type	Default line	Reports on

Loans and owner flows

From your ledger for the year. Unamortized loan costs and the loan balance are as of December 31.

Loan interest, loan costs, balances and owner flows by property
Property	Interest paid	Loan costs written off	Unamortized loan costs	Loan balance	Owner contributions	Owner draws

Loan events this year

New loans, refinances and payoffs in the year
Date	Property	Event	Loan number	Loan amount	Payoff	Cash out

Vendor payments

What you paid each vendor this year, and whether a W-9 is on file. A total at or over $600 is a flag for your accountant, not a 1099 decision. Payments by card or processor are reported by the processor, not on a 1099-NEC.

Payments to vendors with W-9 status
Vendor	Paid	Payments	W-9

Closing statements on file

Closing statements filed for the properties
Property	Document	Type	Date

Vacancy & Turnover

Every unit turnover across your portfolio -- move-out to re-rent, with turn cost and status.

Avg. days vacant

—

Completed turns only

Median days vacant

—

Completed turns only

Total turn cost

—

Completed repair items, status Done

Avg. turn cost

—

Completed turns only

Turns started

—

In flight: 0

Property

Turn status

Term ended from

Term ended to

Vendor

Vendor info

Name: —
Address: —
Accounting ID: —
Service types: —
Utility types: —
Quality: —
Price level: —
Default hourly rate: —
Default GL account: —
Bill approval: —
Notes: —

Contacts

Compliance

W-9

Not on file

Insurance certificates

Licenses

Bills

Unit

Tenants

—

Rent

—

Lease ends

—

Open work

—

Next visit

—

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Current lease

No active lease.

Rent position

Actual rent—

Market rent—

Gap—

Details

—

Recent activity

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Leases & tenants

Term	Tenants	Status	Rent	Ended because

Documents

Document type

Filter by type

No documents have been uploaded for this unit yet.

Finishes

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Whole unit

Current finish on each surface across the whole unit.
Surface	Finish	Finished	Done by	Source	Actions

Room exceptions

Flooring

No flooring recorded. Add the room, material, product and color, or use or buy a flooring item for this unit and it fills in here.

History

Every earlier finish stays on file when a surface is repainted.

Details

Beds

Baths

Sq Ft

Garage type

Garage spaces

Heat

Utilities

Type	Payer	Vendor	Owners Account Number

Door access

Lock	Scope	Admin code	Tenant code

Codes are masked until revealed; every reveal is logged.

Units

? Finishes

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Units across all properties with occupancy, tenants, rents, lease end dates, and repairs.
Unit	Property	Beds	Baths	Sq ft	Status	Tenant(s)	Actual rent	Market rent	Lease end	Home guide	Repairs	Actions

Finishes

Find every unit that has a paint or stain, by color code, name, brand, room or unit.

Finish library

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Finish library

Paint, stain and flooring you use often. Anyone in your organization can add and edit them. Picking one while recording a finish copies its details onto the unit.

Show archived entries

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Leases

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Inventory

Supplies, parts and serial-tracked equipment this organization keeps on hand, by location and at real cost.

Category Location Only places with no property (warehouses)

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Inspections

Portfolio-wide inspection schedules, due work, and completed Visits.

Completed in the last 12 months

—

Completed inspection obligations in this organization

Search Property Status

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Export for insurance

Download completed inspection history for an insurance carrier. The export excludes tenant contacts and internal notes.

Property Unit Completed from Completed to

Lease

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Customize Landing Page

Choose which widgets appear on your organization's landing page, and in what order. This is the default every user in your org sees. Anyone can still hide or reorder widgets for themselves using “Customize my view” on the landing page — a personal layout always wins over this org default, and it isn't affected when you save here.

New-Owner Intake Forms

Control which fields new-owner intake links collect, and where submission notifications go.

Intake submissions

Review submitted intake information and keep the conversion queue organized.

Property

Form

From

Submitted	Name	Property · Unit	Code	Form	Status	Action

Tenant Portal Branding

Make the Tenant Portal feel familiar to your renters. These settings apply to sign-in and every Tenant Portal page.

Included with every plan

Your brand, on the shared Tenant Portal

Logo, color, contact details, welcome copy, and your portal URL are included. To serve the Tenant Portal from your own domain, visit the Custom Domain page.

No upgrade required

What stays consistent

A trusted Return Grid foundation

Your logo, accent color, copy, and contact details are yours to customize. Typography, neutral color tokens, accessibility, core controls, and page layout stay Return Grid-controlled so every tenant gets a clear and reliable experience.

Portal identity

Organization details

Portal URL

tenant.returngrid.app/

Lowercase letters, numbers, and hyphens. Existing invite links must be updated if you change this.

Portal display name

Welcome message

Logo

Portal logo

No custom logo uploaded

Choose PNG or SVG

PNG or SVG, at least 200 × 60 pixels, up to 2 MB.

Color

Accent color

Choose a preset or enter a custom color

Custom color

Contact information

Help renters reach the right person

Contact name

Phone

Emergency phone

Office hours

Reply-to address for automated email

Some messages we send on your behalf — rental application decisions and marketing — must come back to you rather than to Return Grid. Replies go here. Leave blank to use the contact email above.

Footer

Legal or disclosure text

Footer text

Portal invites

How long an invite is good for

Invite link is good for (days)

From 1 to 30 days; the default is 7. This applies to every portal invite you send, including the Workflow Rule that invites renters with no portal access. Invites already sent keep their original expiry. The invite email shows this number through the Tenant Portal invite message template; if you edited that template and typed a number by hand, use the invite.expires_in_days variable instead.

Move-in / move-out inspections

Enable in tenant portal

Tenants can complete a move-in condition checklist within 7 days of moving in. You can start a matching move-out inspection when the lease ends. Some jurisdictions require this and will override your choice.

Offer move-in / move-out inspections to tenants

Open Tenant Portal

Organization Settings

Admin-only. Your organization's identity, sign-in settings, and who gets notified about new tenant requests. Credential values are encrypted at rest; secrets such as the Zoho Client Secret are never shown in full once saved -- only a masked hint of the current value is displayed. Leave a credential field blank to keep its current value unchanged.

Quick links

Share your organization’s pages

Tenant Portal Loading…

Not published yet. to enable your public listings page.

Company

Organization info

Shown on tenant-facing documents and communications where your organization's identity is needed.

Security

Owner Portal multi-factor authentication

When enabled, team members without a second factor set up are asked to enroll (authenticator app or text message) the next time they sign in.

Require two-factor authentication for all team members

Closing Setup

Configure the reusable checklist and the default contract deadlines used every time a deal moves to Accepted Offer.

Closing tasks

Closing Task templates

Search templates

Broadcast Tenants

Send targeted announcements to tenants (email, SMS, push, in-app) and review delivery results.

Broadcast

Send a tenant announcement

Subject

Audience

Message

Delivery channels

Email SMS Push In-app

Send timing

Emergency broadcastOverrides channel preferences and the 24-hour property limit. SMS opt-outs are still honored.

History

Broadcast delivery

Tenant Portal Providers

Admin-only. Connect the services that power the Tenant Portal. Return Grid never receives or holds tenant funds.

SMS provider

Text messaging: Not configured

Not configured

Provider

Organization time zone

Used for the 8 AM–9 PM local SMS window unless a tenant has a device time-zone override.

Payments

Payment provider: Not connected

Not connected

Choose Zoho Payments for hosted checkout and recurring authorization, or Manual to record receipts yourself in Return Grid. Either way, the instructions below always show on the tenant's Payments page.

Connect Zoho Payments

Create a Zoho Payments ORG OAuth client. Enter the Payments Account ID from Zoho Settings → Account Details and register the redirect URI below. Sign in to Zoho as an Account Owner or Admin of the Zoho Payments account — Zoho refuses to issue a Payments token to any other role.

Client ID

Payments needs an ORG-type client — the Server-based Application used for Desk and the Self Client used for Sign will not work here, and reusing one fails with “Invalid Client”. The console's Add Client screen does not offer this type, so open the ORG client form in the Zoho API Console directly, then copy its Client ID here. Stay on the US console — a client created on api-console.zoho.in or .eu will not resolve.

Client Secret

Shown beside the Client ID on that same app's page in the Zoho API Console. Return Grid encrypts it in your organization's credential store.

Payments Account ID

The numeric ID of the Zoho Payments account that should receive rent. Open Zoho Payments and go to Settings → Account Details, or just read it out of the address bar — the number in payments.zoho.com/app/<this ID> is the value you need. It is not your Zoho Billing organization ID, which looks almost identical and will fail at Zoho's consent screen. Return Grid sends it with every hosted checkout.

Webhook signing key

Generated per webhook in Zoho Payments → Developer Space → Webhooks. Return Grid checks it on every incoming payment callback, so a wrong key means payments never post. See how Zoho signs payment webhooks.

Redirect URI

Generated by Return Grid — click to select, then paste it into your Zoho app's Authorized Redirect URIs. Zoho refuses the connection if it does not match exactly.

Webhook URL

Generated by Return Grid — click to select, then paste it into Zoho Payments → Developer Space → Webhooks as the callback URL. This is not the same URL as the Redirect URI above; a webhook pointed at the wrong one fails silently, with no payment ever posting to Return Grid.

Applicant screening

Screening provider: Not connected

Not connected

Applicants enter their Social Security number only on the provider's hosted page. Return Grid never receives an SSN or full consumer report and stores only a screening summary.

Lease e-signature

E-Sign provider: Not connected

Not connected

Connect Zoho Sign to send new leases and renewals to tenants for signature, then auto-provision their tenant portal account once signed.

Lease templates

Lease templates have moved to Settings › Documents.

Rent-payment credit reporting

Provider: None

Off

Lets opted-in tenants get on-time rent payments reported to a credit bureau. Scaffold only for now -- events are logged as pending, not sent to a live bureau API, until a real Esusu/RentReporters integration is wired in.

Test-queue a report (scaffold verification)

Manually queue one payment-period report row for a lease + tenant portal user, to verify the scaffold end to end without waiting for a real on-time payment event.

Lease ID

Tenant portal user ID

Payment period (month)

Late fees charged

Review late fees that have been charged on leases. Manage Tenant Defaults to set the organization policy and property overrides.

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Accrued late fees

Search From To Status

No late fees have accrued.

Select all on this page 0 selected

Documents

Manage the documents your organization generates and stores — lease templates used to draft new leases and renewals, and the issued documents shared with tenants.

Lease templates

Upload a plain PDF, then use “Edit layout” below to draw boxes for the tenant name, dates, rent, signatures, and any other fields this template needs — no {{placeholder}} text required.

Document bundles

Group several existing lease templates into one send-time packet -- for example, a base lease plus a pet addendum and a lead paint disclosure. Upload and edit each template's own layout from the Templates tab; this only sequences them.

Issued documents

Documents shared with tenants

Document type

Notice subtype

Lease

Visibility

Uploaded from

Uploaded to

Message Templates

Customize the wording and email styling of the automated messages Return Grid sends on your behalf. This surface changes wording and branding only — who receives a message is controlled elsewhere.

Automated messages

Templates

—

Template Name	Category	Channel	Status	Last Edited

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Subject line

Insert a variable

Put your cursor in a field above, then click a variable to insert it.

Preview

Rendered with sample data and your live branding.

Custom Domain

Serve your Tenant Portal from your own domain like portal.yourcompany.com instead of the Return Grid subdomain. Requires a plan that includes custom domains.

Applications

Rental applications submitted through your public listings.

Integration Errors

Admin-only. Recent failures from Tenant Portal integrations (Zoho Payments) -- self-triage failed integration calls without asking Return Grid staff.

Provider

Date range

Billing

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

Usage and Charges

Comp lookup, AI-estimate, and web-import volume, what has been charged as overage, plus current storage — for the billing cycle or any custom date range.

Date range

Start date

End date

Today's allowance

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Summary

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Overage charges in this range

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Usage log

CapEx & RUL Report

Capital-improvement and forecasted repair items, plus reserve fund balance, for one owned property or your whole owned portfolio. Only Owned-phase properties are included -- non-owned records don't carry a real reserve balance.

Open exposure

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Estimated cost of items still open (not done)

Due within 12 months

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Open items in near-term target timeframes

Reserve funding %

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Reserve balance vs. open capital exposure

Reserve balance

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Accrued minus spent, plus adjustments

Items

Property	Description	Category	Status	Target timeframe	Est. cost	Source

Component forecast

Projected replacement timing and annualized cost for the components recorded in this property's Assets register. This informs your CapEx reserve assumption — it does not change it, and it does not affect any calculated return.

Component	Where	Installed	Age	Expected life	Projected replacement	Cost range	Cost basis	Annualized	Age confidence

Edit component ages on the Assets tab

CapEx Accrual History

Every accrual, spend, and adjustment posted to a CapEx reserve across your owned portfolio. Monthly accruals post automatically on the 1st for owned properties with a CapEx Reserve % set. Spends are no longer posted when a capital-improvement repair item is marked done. A job inside a capital project does not draw on its own; the project draws once, when it is marked Complete, sized from the real cost of all its jobs.

Total accrued

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Sum of accrual entries in filter

Total spent

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Sum of spend entries in filter

Adjustments

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Manual reserve adjustments in filter

Net movement

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Accrued minus spent plus adjustments

Entries

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Leases Expiring Soon

Every active or notice-given lease ending within the next 90 days.

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Leases Missing a Deposit

Every active lease with no security deposit entry recorded. Use it to find a deposit that was collected but never entered.

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Autopay leases

Every active lease and whether its tenant is on autopay, with the amount, debit day, payment method and the last charge. The list starts on Active; choose All leases or No autopay to see who is not enrolled.

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Security Deposits

Every unreturned deposit in the portfolio, overdue ones first.

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Sold Properties Report

Purchase-to-sale financials for every property that has completed a sale. Annualized return and cash-on-cash-at-exit are approximations -- see note below the table.

Sold properties

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Total in this report

Total sale price

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Sum of final sale prices

Total gain

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Sum of sale price minus cash invested

Sold Properties

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"Annualized return" is a CAGR-style approximation from purchase price to sale price over the hold period, not a true multi-period IRR. "CoC at exit" divides total gain by total cash invested (purchase price + closing costs + rehab spend), not just the down payment.

Repair Duration & Aging

How long repairs take, and how old the open backlog is, across your whole portfolio. Properties are sorted worst-backlog-first. A missing start date counts as unknown — those items are excluded from every median and never treated as zero days.

Median work duration

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Start to done, portfolio-wide

Median turnaround

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Identified to done, portfolio-wide

Open items

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Not started, in progress, or blocked

Oldest open item

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Longest-standing unresolved repair

By property

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Turnaround trend by month

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Oldest open items

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Sold Properties

Properties that have completed a sale. Financials are locked at the sale date and no longer feed the live dashboard, map, or cap-rate KPIs.

Sold properties

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Total in this collection

Total sale price

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Sum of final sale prices

Total gain

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Sum of sale price minus cash invested

Sold Properties

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Task List

Manual to-dos and auto-generated capital-forecast tasks, shared across every Property Manager assigned to a task.

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Repairs

Every repair item logged across your properties.

Repair items across all your properties.
Property	Unit	Description	Category	Status	Priority	Target timeframe	Vendor / Assigned	Est. cost	Actual cost	Date created	Completed / due	Surfaces

Evictions

Every open eviction case across your properties. Closed cases are hidden by default -- tick "Include closed" to bring them in.

Open eviction cases across all your properties.
Tenant	Unit	Stage	Next action	Due	Claimed	Court no.

Rent Roll

Every unit across every property in the Own or Sell phase, with the current lease and primary tenant. Sold properties are excluded.

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Lease Renewal Outcomes?

What actually happened to leases after they came up for renewal — renewed, vacated, or holdover. Derived from existing lease and rent-history data; leases still awaiting an outcome are shown separately and are never scored as a win or a loss.

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Renewal rate

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Renewed

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Vacated

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Holdover

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Avg rent change

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Vendor Spend

Who we paid, how much, and for what, over a date range.

Total spend

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0 bills

Vendors paid

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0 on file

Top vendor share

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Avg bill

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Average of the bills in this period

Uncategorised

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Needs coding

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Loans

Every property's current loan -- lender, terms, and balance owed.

Status

Property

TOTAL BALANCE OWED

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TOTAL LOAN AMOUNT

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Every property's current loan, lender, terms, and balance owed.
Property	Status	Paid Off Date	Lender	Date of Loan	Loan Amount	Rate	Term / Am.	Balloon	Principal Paid	Interest Paid	Balance Owed	Monthly Pmt

Repair Cost

Total labor, materials, and vendor-bill cost per repair item across every property you own.

Property

Upcoming Maintenance

Maintenance reminders across every property you currently own, grouped by urgency.

0 overdue

0 due this month

0 in next 90 days

0 expiring within a year

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Inspection campaigns

Move Inspections

Move-in and move-out inspection status across every active lease in your portfolio.

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AI Damage Review

AI-flagged differences between this unit's move-in and move-out photos and walkthrough video, one item at a time. The AI only suggests -- every item still needs your decision.

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Metric	Weight (%)	Low (scores 0)	High (scores 100)
Cap rate (%)
Cash-on-cash (%)
DSCR (x)
Cash flow / unit / mo ($)

Year	Beginning bal.	Annual pmt.	Principal	Interest	Ending bal.	Extra col A	Extra col B
1	$65,000	$5,059	$693	$4,366	$64,307	foo	bar
2	$64,307	$5,059	$741	$4,318	$63,566	foo	bar

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Return Grid

Today’s important dates

Overdue rent 0

Maintenance needing triage 0

Applications awaiting review 0

Offers awaiting response 0

Tasks due 0

Contract deadlines 0

Financial snapshot

Analyze pipeline by status

Portfolio by lifecycle phase

Active dispositions (Sell phase)

Recent activity

Search Watch

This analysis isn’t available

New property analysis

Rental listing

Sold Property Summary

Underwriting vs. actual

Under contract

Contract terms

Earnest money

Contract deadlines

Property dashboard

How it's performing

Income snapshot

Property at a glance

Looking ahead

Jump to

Property and financing inputs

Purchase and acquisition inputs

Closing Task

Pre-Close

Post-Close

Insurance

Insurance quotes

Add policy

Write-off schedule

Documents

Property tax

Management fee

HOA fee

Other operating expenses 0 rows

Bills

Lender’s statement

Loan history

Maintenance SLA

Cash Accounts

Basis and depreciation

Loan paid from

Basis by component

Split land from building

Change land share

Depreciation by year

Improvements

Tax depreciation assets

Split the sale price across the assets

Edit tax asset

Property contacts

Rent Averages Per Unit

Units

Physical characteristics

Units & common areas

Units

Investment return summary

Income & expense breakdown

Per-unit economics

Unit detail

Actuals vs. underwriting

Operating assumptions

Current market value

Value history

Rent: actual vs. market

Risk-vs-return sensitivity grid

Cap rate by price alone (± 20%)

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

If rent alone moves

If expenses alone move

Income & equity over time