Free underwriting tool for real estate investors

The Rent Roll & T-12 Normalizer

Paste a messy rent roll and T-12, get a clean in-place NOI in minutes. Honest physical and economic occupancy, the model and employee units stripped, the property tax reassessed to your basis, and the seller's NOI bridged to yours line by line.

Built for buyers who underwrite from seller packages: acquisitions teams, small funds, family offices. It runs in ChatGPT or Claude. No code.

Download the pack

Built around your sourcing.

Get the full pack once, then use the walkthrough below to see exactly what is inside and how to run it.

Get The Rent Roll & T-12 Normalizer

Enter your details, then download the full normalizer pack. No cost.

Want this running on your deal flow?

Sourcing, owner resolution, underwriting and documents. Choose your modules, configured around your firm.

Book a demo

Who this is for

If a broker's NOI tends to fall apart the moment you actually read the file, this is for you. The normalizer gives you the clean number your model should have started from.

Active acquirers

You underwrite multifamily and commercial deals from seller rent rolls and T-12s, and the first hour goes to normalizing the file.

Small funds and family offices

One analyst, a stack of packages, no time to rebuild every operating statement by hand before you know if a deal is real.

Solo principals

You are the analyst. You want the seller's headline killed before it anchors your whole model.

What is inside

A config for your underwriting rules, the normalizer prompt, a live operating-statement workbook, an 18-point red-flag checklist, and a worked deal you can trace end to end.

Set your rules once

A config file holds how you treat each unit status, the management fee and reserves you add back, and the tax reassessment math, so every deal is normalized the same way.

Normalize in one paste

Paste a messy rent roll and T-12 and get honest occupancy, loss-to-lease, normalized expenses, and a bridge from the seller's NOI to yours, in a single pass.

A live operating statement

Type the rent roll and T-12 into the blue cells and the economic occupancy, EGI, NOI, expense ratio, and going-in cap fill in. Change the model unit to occupied and watch the number move.

An 18-point red-flag checklist

Every way a package overstates the NOI, from the $0 unit called occupied to the expense ratio that is too low to be real, each with what to confirm.

The seller-to-you NOI bridge

A worked 88-unit deal taken from the broker's 93 percent occupancy headline to a normalized economic occupancy in the high 70s, with every dollar of the gap shown.

Set up in under 15 minutes

Five steps from download to your first clean NOI. Paste the prompt, set your rules, paste a deal, read the bridge. No setup, no plumbing.

How to run it

Install it in the AI tool you already use. The two no-code paths take about five minutes each. The dev-environment recipes are there if you live in a terminal, not because you need them.

ChatGPT

Custom GPT

No code

Claude

Project

No code

Claude Code

Skill

Dev env

Codex

AGENTS.md

Dev env

Your first prompt

Once the prompt and your config are loaded, paste the seller's package and ask:

Normalize this rent roll and T-12 against my config:

[paste the rent roll and the T-12, or attach the PDFs]

You get the occupancy table, the income and expense bridges, the normalized NOI, and the red flags. The QUICK-START guide in the pack walks all five steps, including how to trace the bridge in the workbook.

Built around your sourcing.

Choose your modules. Configure them around your firm.

Book a demo Join the community