A new charge type is available. Map it to a Zoho Item now, or skip it for now — you can always map it later from Tenant Portal Providers.
Welcome to Return Grid
A few details before you get started. This only takes a minute.
Your organization's admin needs to finish a short setup step before anyone can use Return Grid. Check back in a few minutes, or ask your admin to sign in.
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.
Choose which widgets show on your landing page and the order they appear in. This only changes your own view — your org's default is unaffected.
Duplicate property
Confirm the address for the new scenario. Leave it as-is to duplicate onto the same property, or pick a new address to branch this analysis onto a different one.
Property address is required.
Change the address above and this will auto-derive from the new address instead, just like a brand-new deal.
Zillow reference data reference only — not used in calculations
Tax history trend
Price history
More property details
!
Cap rate—
Cash-on-cash—
DSCR—
Monthly cash flow—
Rental listing
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No rental listing yet for this property.
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Sold Property Summary
Sold
Final sale price
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—
Hold period
—
Months owned
Gain
—
Net proceeds − purchase price
ROI
—
Gain ÷ purchase price
Annualized return
—
CAGR-style proxy, not a full IRR
Underwriting vs. actual
At underwriting
Actual
Purchase price
—
—
Sale price
—
—
Hold period
—
—
Cap rate
—
—
Cash-on-cash
—
—
No original underwriting on file for this property, so the underwriting-vs-actual comparison is unavailable. Properties added after you already owned them skip the analysis stage, which is where that baseline gets captured.
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Under contract
Active
Set up the reusable Closing Tasks that apply to this property before closing.
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No contract terms recorded for this accepted offer yet.
⚠
✎
Accepted amount—
Target closing—
Next deadline—
Earnest at risk—
Contract terms
Earnest money
—
Contract deadlines
No deadlines on this contract yet.
Property dashboard
A high-level snapshot of this deal — see Underwriting, Building, and Metrics for the full detail.
How it's performing
—
No rent-roll or vendor-bill history yet for this property? Cards show today's live figures based on your current inputs, not the frozen at-close numbers — they'll switch to Actuals automatically once you log a month.
No original underwriting on file for this property, so there is nothing to compare today’s numbers against. Properties added after you already owned them skip the analysis stage, which is where that baseline gets captured.
Property and financing inputs
Status
Data feeds
Re-pulls property taxes, rent comps, sale comps, and price & sale history from public records right now, ignoring the cached copy. Blank form fields are filled in for you. If a fresh value differs from one already in the form, you get a list and decide field by field — nothing is overwritten unless you pick it.
✓ Same underlying value — editing on Renewals & Expenses updates this calc, nothing duplicated
Status shown here lives on each task itself and is never derived from the Pre-Close / Post-Close progress cards above.
Insurance
Carrier—
Policy #—
Replacement value—
Deductible—
Annual premium—
Effective date—
Renewal date—
Carrier links to its vendor record. Renewal date feeds the dashboard's important dates.
Property tax
Parcel ID—
Taxing authority—
Last year's tax—
Est. current year tax—
Last bill—
Parcel ID is owner-entered and authoritative here. Taxing authority links to its vendor record (category: Government).
Management fee
Rate—
Flat fee—
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—
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
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No bills match these filters.
Bills tied to this property.
Category
Vendor
Bill #
Bill date
Due date
Amount
Status
Actions
Edit insurance
Pro-forma: —. Enter to overwrite.
Edit property tax
Drives cap rate, cash flow, and DSCR going forward.
Edit management fee
%
Percent of rent charged, applied to every rent charge.
$
Per month, in addition to the rate above. Posts once per calendar month.
Edit HOA fee
$
Per billing interval selected above. Leave at $0 if this property has no HOA.
Other operating expenses
Each row saves automatically. Amounts are monthly.
Total$0 / yr
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
No loan events are on file for this property yet.
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.
Count the SLA clock byBusiness-hours mode uses the organization's business-hours window and holiday list — only the threshold and count mode are overridden per property.
Cash Accounts
Override which bank account rent and deposit postings use for this property only. Leave inherited unless this property needs a different account.
No units yet. Use “Add unit” below to add the first one.
#
Bed / Bath
Sqft (total / above / below)
Rent / Market
Garage
Lease
Actions
Unit details
Copy this unit's characteristics to other units
Copy tounits:
Copies beds, baths, sqft (total/above/below), garage type & stalls only — never rent or lease dates.
Properties > Property > Assets
Save this property first to see its assets.
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Recorded—
Overdue—
Expiring within a year—
Replacement over 10 yrs—
Loading inventory…
Items · locations—
Reserved—
Out for repair—
Running low—
Loading punch list…
Nothing on the punch list. Rating an asset poor or failed during a site visit adds it here.
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…
Item
Action
Months
Effective source
Record a site visit
Confirm this bulk visit
Inspection details
Typical interval is 12 months. Check your inspector or permit.
Lock codes
Staff and owners only. Never shown in the Tenant Portal.
Shown in the Tenant Portal to whoever this lock is scoped to above.
Replace
How is the new one coming in
No matching spares in inventory for this item type.
The old one
Investment return summary
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
Assumes the property is sold in the final projected year at its appreciated value, less the cost of selling shown in Growth assumptions.
Deal score
—
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
No rent-roll or vendor-bill history yet for this property, so the Actuals-fed figures below are unavailable.
Cap rate
—
At underwriting: —
Actuals: —
Cash-on-cash
—
At underwriting: —
Actuals: —
Annual NOI
—
At underwriting: —
Actuals: —
Monthly cash flow
—
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
—
—
—
Current market value
Stale
What the property is worth today. Recorded separately from what you paid, so yield can be
reported both ways — neither figure replaces the other.
Cap rate on current value
—
No value recorded
Cap rate on cost
—
Against purchase price
Value vs. cost
—
—
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.
Rent: actual vs. market
No market rent entered for any unit yet. Enter market rent on the Rent roll to see this comparison.
Cap rate at each purchase price (rows) crossed with an unexpected operating expense increase (columns). The outlined cell is your current inputs.
Cash-on-cash return at each purchase price (rows) crossed with an unexpected operating expense increase (columns). Down payment and loan amount scale with price. The outlined cell is your current inputs.
Cash flow per unit per month at each rent level (rows) crossed with an operating expense change (columns). Purchase price is fixed at what you paid. The outlined cell is your current inputs.
Debt service coverage ratio at each rent level (rows) crossed with an operating expense change (columns). Purchase price and loan amount are fixed at what you paid. The outlined cell is your current inputs.
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.
Methodology: Purchase price is fixed at the amount you actually paid for this property — it is not simulated here, since it is already a sunk cost. 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 against your real bills for a sharper picture. Net operating income (NOI) excludes debt service, so cap rate is capital-structure independent. Cash-on-cash return, cash flow per unit per month, and DSCR use your actual down payment, loan amount, rate, and term — none of which change as rent and expenses move, since the loan was set at closing. The rent axis shifts gross rent by a flat dollar amount per unit per month (maintenance and management scale with it, since they're modeled as a % of rent); the expense axis scales taxes, insurance, maintenance, management, capital-expenditure reserve, and other costs together. 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 status
Post-purchase snapshot. LTV and equity reflect the latest refi (if any) against the appreciation-adjusted property value.
Current loan balance
—
—
Estimated current value
—
—
Current LTV
—
—
Current equity
—
—
Value estimate uses close price grown at your Appreciation assumption. Not tied to live market data — for a real comp-driven current value, use the property comparables on the Purchase Info tab.
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.
Loan paid off
Simulated totals based on entered loan terms and refinance history.
Payoff date
—
Months financed
—
Total interest Simulated
—
Original loan amount
—
Total cash-out taken
—
Prepayment penalty paid
—
No purchase details are on file for this property, so months financed, the original loan amount and the simulated interest total can't be calculated. Properties added after you already owned them skip the buy step, which is where the purchase price and closing date get recorded.
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
Notes
The original purchase loan isn't shown because no purchase details are on file for this property. Properties added after you already owned them skip the buy step, which is where the loan's original terms get recorded.
Amortization schedule loads here.
Loan amortization schedule
This deal is set to Cash financing, so there's no loan and nothing to amortize. Switch Financing to "Financed" in the Financing section to see a payment schedule here.
Loan amortization schedule
Full P&I payment schedule, by year
Total interest paid—
Total principal paid—
Months elapsed—
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.
Loading…
No units are set up for this property yet. Click “+ Add unit” above to add one.
0
Units
0
Occupied
0
Committed
0
Vacant
0%
Occupancy
$0
Actual rent (mo)
$0
Market rent (mo)
0
On notice
$0
Committed rent (mo)
Units on this property with occupancy, tenants, actual rent, and market rent.
Unit
Beds
Baths
Sq ft
Status
Tenant(s)
Actual rent
Market rent
Lease end
Repairs
Portal
Insurance
Actions
Current leases occupying a unit at this property.
No current leases 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.
No current tenants at this property.
Tenants who hold or have held a lease at this property.
Name
Status at this property
Email
Phone
Leases
No comparable market data has been pulled for this property yet. Use “Pull Remote Data” in the toolbar above to fetch rent and sale comps.
Rent comps
Sale comps
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.
Unit
Code
Expires
Status
Letter
Property Documents
No documents yet. Import a listing URL from the calculator page to attach the seller-provided PDFs (floor plans, condition report, plat maps, etc.), or use Upload document to add your own.
Document
Type
Applies to
Recap
Uploaded
No comparable market data has been pulled for this property yet. Use “Pull Remote Data” in the toolbar above to fetch rent and sale comps.
Rent comps
Sale comps
Manage deposit
To record a new deposit, an increase, or a refund, use the Ledger tab's Add Entry form.
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Refundable deposit held is the total refundable deposit less any refunds back to the tenant and any chargebacks against it. Paid is how much has actually been received, which can be less than the total charged.
Date
Type
Amount
Refundable
Reason
Status
Refundable held
No ledger entries yet.
Ledger entry
Confirm this correction
The refundable-held total will be recomputed after saving. Past interest accruals are left alone; they were correct for the balance held at the time.
Link a completed repair
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No completed repairs found for this unit.
Completed
Description
Vendor
Cost
Add entry
Use a negative amount for a deduction against the deposit, positive to add back. The ledger balance is the amount still returnable to the tenant, so a deduction lowers it. This is a plain ledger entry, not a holdback.
Add holdback
The settle-by date must be on or before this lease’s statutory return deadline — a holdback can’t be used to extend it.
Add deposit
Step 1 of 2 — enter the deposit
Refundable?
Payment received?
Choosing “Not yet” records what the tenant owes without recording any money received. Once the payment actually arrives, record it from the Ledger tab’s “Record payment” button.
Leave this alone unless the money went somewhere other than the account this property normally uses. This affects only this one deposit.
Tick this when you are backfilling a deposit collected before this property’s bank activity was in Return Grid. The deposit is still recorded and the tenant is still credited for it — but the cash is kept out of your book balance, because it is already inside the account’s opening balance. That is what keeps your reconciliation clean.
Step 2 of 2 — review before saving
Bill to:—
Line item:—
Date collected:—
Refundable:—
Payment received:—
Deposited into:—
Historical payment:Yes — kept out of your book cash balance
This records the deposit on the ledger now. If this organization invoices through Zoho Books, a matching invoice is created automatically using this same amount and reason.
Record payment
Leave this alone unless the money went somewhere other than the account this property normally uses. This affects only this one payment.
Tick this when you are backfilling a deposit collected before this property’s bank activity was in Return Grid. The deposit is still recorded and the tenant is still credited for it — but the cash is kept out of your book balance, because it is already inside the account’s opening balance. That is what keeps your reconciliation clean.
Move-out inspection
Recording as PM — this move-in is being filled out by a property manager, not signed by the tenant. It is kept as a record but carries less weight than a tenant-signed move-in.
Video & photo capture
● RECORDING 00:00
Record walkthrough video
Narrate out loud as you film — audio is transcribed and used in the AI review.
Uploaded this visit (0)
General notes
Edit lease details
Overrides tenant-assignable maintenance actions back to owner-handled for this lease only, even if this org or property assigns some tasks to tenants.
Edits the lease's own fields. Deposit amounts, deposit lifecycle, insurance, and tenant management stay on their own buttons -- use Manage Deposit's Ledger tab to change the pet deposit.
Renters insurance
Track-only — Return Grid does not broker or sell insurance. Carrier, policy, and expiry are normally entered by the tenant via the Tenant Portal; requiring it here shows a reminder on their end and an ‘Uninsured’ badge on the Rent Roll until it’s on file.
⚠ Not yet on file — an ‘Uninsured’ badge shows on the Rent Roll until Carrier, Policy number, and Expiry date are filled in.
Move inspection settings
Serve a notice
Resolving active leases…
Type & delivery
Fill in
Jurisdiction rules that apply — reference only
These are reference data used to prepare the notice. They are not owner-editable.
Record physical service
Service history
Tenant Portal activity
Loading activity…
Communications
Email the applicant
Review and edit this before it goes out. Nothing has been emailed yet.
Shown for reference. The applicant sees this as a reply on their application thread.
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.
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No search watch jobs yet. Create one to start monitoring a city or a set of zip codes.
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.
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Nothing waiting. When a listing email arrives at one of your addresses, it shows up here within the hour.
What you can forward
Forward or Cc any email with a link to one of these, and we read the listing for you.
Something else? Send it anyway. It lands here as a card with the link on it, and you can paste the listing address in to bring the numbers over.
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No addresses yet. Create one to start emailing deals in.
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.
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No custom domains yet.
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.
How to point your MLS auto-notification at this
In Paragon, open the auto-notification you already have set up for your saved search. Rather than changing where it delivers, add the address above as a Cc recipient. You keep receiving your own alerts exactly as before, and Return Grid gets a copy it can read.
The same works for anything else that emails you listings — a broker's blast, a Zillow saved-search alert, or just forwarding a message yourself.
Treat the address like a password. Anyone who has it can put deals in your inbox. If it ends up somewhere public, use Rotate: that shuts the old one off and issues a replacement in one step.
Who gets notified
When a new deal arrives or an asking price moves on something you are already tracking, we email these people. Leave it empty and it just goes to the account owner.
Who can send to this address
Mail to
A full address trusts one person. A bare domain trusts everyone at that company — useful for an MLS that sends from a rotating address.
Nothing here yet. An allowlist with no senders on it accepts no mail, so add at least one before saving.
Mail from anyone else is held, not deleted. Nothing is thrown away, and nothing is bounced back to the sender. Adding them here releases their mail from then on — or open the Inbox tab and use Trust this sender, which also releases whatever of theirs is already waiting.
Line up saved analyses side by side to see which one pencils out best. Pick 2 to 4 properties.
Properties without a saved market rate rent show their current rent figures instead.
Add at least 2 saved properties above to compare them.
Side-by-side comparison of key underwriting metrics for the selected saved properties.
Return metrics in this table are stated before CapEx on every basis, so
they will be higher than the NOI and cap rate shown on a property’s own page. Recorded
actuals cover recurring operating costs only, so putting both sides before CapEx is the
only way the two columns measure the same thing. CapEx is reported in its own rows below
the metrics. Cap rate is calculated on cost basis, not on current market value.
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.
Share notices require a mobile number for SMS or Email + SMS — those options are unavailable until one is saved.
The entities that operate your properties day-to-day and collect rent — used for GL account segmentation.
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No operating entities yet. Add your first entity to start segmenting properties by operations.
Operating entities in your organization.
Name
Type
EIN (last 4)
Properties
Status
Open
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.
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No property owners yet. Add your first owner to start assigning properties.
Property owners in your organization.
Name
Operating Entity
Properties
Status
Open
—
Properties owned (0)
No properties attached to this owner yet.
New Property Owner
New Entity
Create new lender
New Group
New account
New bank account
New entry
Transaction
Settings > Money > Chart of Accounts
Chart of Accounts
The accounts that make up your general ledger.
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Account
$0.00
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Recent journal entries
No journal entries match these filters.
Journal entries posted to this account.
Change history
Renames, renumbers and account-type changes alter what past reports mean. Every change to this account is recorded here.
This account has never been changed.
Recorded changes to this account, newest first.
When
Change
By
Settings > Money > Unposted GL Entries
Unposted GL Entries
Rent ledger entries that could not be posted to the general ledger. Retrying is safe to press more than once -- it only touches rows still missing a journal entry.
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No unposted entries -- the general ledger is fully up to date.
Rent ledger entries that failed to post to the general ledger.
First seen
Source
Date
Amount
Error
Classification
Attempts
Settings > Money > Opening Balances
Opening Balances
Post opening balances to the general ledger for properties you already own -- cost basis, any existing loan payable, and the offsetting opening balance equity. Review the preview below, then confirm to post.
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No owned properties to post opening balances for.
Only used for properties with no recorded close date.
Properties eligible for opening-balance posting to the general ledger.
Property
Entry date
Cost basis
Loan
Equity
Status
Settings > Money > 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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No credits match these filters.
Tenant credits and prepayments, unapplied and partly applied by default.
Tenant / Unit
Source
Credit
Applied
Available
Status
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No vendor prepayments match these filters.
Vendor prepayments and credits, unapplied and partly applied by default.
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
Nothing from this credit has been applied yet.
Charges this credit has already been applied to.
Charge
Applied
Actions
Nothing available on this credit to transfer.
To: —
Available to transfer: $0.00
Nothing available on this credit to refund.
Available to refund: $0.00
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No history yet. History for this credit starts from when this feature shipped -- nothing earlier was backfilled.
What happened to this credit, newest first.
When
What
Amount
Who
Actions
Settings > Money > 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.
Accrued: $0.00 ·
Settled: $0.00 ·
Pending: $0.00
0 selected
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No leases match these filters.
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
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Accrued this year: $0.00 ·
Status:
Monthly accrual
This lease's interest_accrual rows for the selected year, oldest first.
Date
Amount
Settings > Money > Bank Accounts
Bank Accounts
Where security deposits and rent are held. Several states require this to be disclosed to tenants — keep institution names accurate.
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No bank accounts match these filters.
Bank accounts holding rent and security deposits.
Nickname
Institution
Type
Deposits
Last 4
GL Balance
Reconciled
Status
Open
Account
This account's operating/trust classification was inferred and needs confirming. It can't be reconciled until this is confirmed.
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GL balance
$0.00
Reconciliation
Difference: —
Bank statement: —
GL cash balance: —
Sub-ledger total: —
Unattributed: —
Trust funds not attributed to any owner.
For a closed period from before this account was on Return Grid. Records the statement date and balance for the history, and does not match or clear any transactions.
Per-owner sub-ledger
No owners match this search.
Per-owner balances within this trust account.
Property Owner
Balance
Lines
Register
Type and Category only filter the rows already loaded on this page -- they are not a whole-register search.
No transactions match these filters.
Transactions posted to this bank account's GL cash account.
Date
Type
Payee / description
Category
Money out
Money in
Balance
State
Actions
Reconciliation history
This account has never been reconciled.
Past reconciliations recorded for this account.
Statement Date
Bank
GL
Sub-ledger
Unattributed
Signed off
Settings > Money > Reimbursements
Reimbursements
Pay employees back for materials they bought out of pocket for repairs -- one payment can cover several receipts at once.
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No employees currently have owed reimbursements.
Employees owed reimbursement for out-of-pocket repair materials.
Employee
Owed receipts
Amount owed
Oldest receipt
Pay out
Employee
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Owed receipts
No owed receipts for this employee.
Selected total: $0.00
Owed receipts, checked ones are included in the payment below.
Include
Date
Vendor / Store
Repair item
Amount
Payment history
No payments recorded yet.
Reimbursement payments made to this employee.
Date
Method
Receipts covered
Amount
Status
Void
Settings > Money > Bank Accounts > Reconciliation history
Reconciliation history
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No reconciliation sessions yet for this account.
Past reconciliation sessions for this bank account.
Bank statement lines for this reconciliation session.
Date
Description
Amount
Status
Actions
Return Grid transactions
No book transactions match this filter.
Return Grid transactions posted to this bank account's GL cash account.
Select
Date
Record
Amount
State
Bulk coding
0 selected
No unmatched lines on this page.
Date
Description
Amount
Suggested match
Or code to
Ambiguous rows refuse to bulk-match. A line with 2 or more possible matches cannot be cleared from this grid — it must be opened in Find & Match, because a bulk action that guesses is how a wrong match gets locked into a signed-off period.
Match this line
No book transactions match this filter.
Import statement lines
Column mapping
Tell Return Grid which column in this file is which. Saved for this bank account, so next month's import skips this step.
When the file has one, duplicates are caught by it. Without it, a repeat is spotted by date, amount and description together.
Import result
Imported lines that look like a repeat of a line already on this statement.
Date
Description
Amount
Status
Rows in the file that could not be imported, and why.
If a remainder is left, resolve it here rather than leaving the line half-done:
A bank fee posts to your bank fees expense account. A rounding adjustment posts to the rounding account set for your organization.
Match is disabled until the remainder is $0.00.
Settings > Money > 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.
—
—
OPEN
DEBITS
—
CREDITS
—
DIFFERENCE
—
LINES
—
—
The balance for this period could not be read. You can still close it -- the server checks the balance again before the action.
All periods — newest first
—
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No accounting periods yet.
Accounting Periods for this organization.
Period
Status
Activity
Actions
Add a period
—
A reason is required.
Settings > Money > Journal Entries
Journal Entries
Post a manual journal entry for an owner capital contribution, a correction, or an opening adjustment.
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No journal entries match these filters.
Journal entries posted in your organization.
Date
Description
Debits
Credits
Status
Open
New Journal Entry
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
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Lines on this journal entry.
Account
Owner
Property
Description
Debit
Credit
Charge Types
Each charge type must map to a GL account before its charges can post to the general ledger.
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Only admins can change GL mapping.
Zoho GL Mapping
Every general ledger account must map to a Zoho Books account before its journal entries can post. Corrections here re-queue anything waiting on this account.
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Only admins can change GL mapping.
This org's Zoho Books connection is unavailable right now, so mappings cannot be changed until it is reachable again.
Posting accounts
Where Return Grid posts entries it creates on your behalf during bank reconciliation.
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Only admins can change posting accounts.
Bank entry categories
When you categorise a transaction in the bank register, this is the account it posts to. Change one to send a category somewhere else.
Other postings
Entries Return Grid creates outside the bank register -- today, the fee you pay your bank when recording a tenant's rent payment.
Vendor categories
What kind of work each vendor does, and which expense account their bills post to by default.
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Only admins can change vendor categories.
Saved replies
Shared across the org — anyone on staff can use or edit any saved reply.
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Save new canned reply
One placeholder token is supported: {{visit_date}}, filled from the ticket's own scheduled visit when it's inserted into a reply.
Add category
Applies to future bills only. Changing this is not a re-post of history.
Delete category
Reset to default
Choose an account
Type to search by code or name. Archived accounts are not offered.
2…and all of these are trueLeave 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.
3Then do thisRuns in the order listed
4After this rule runsControls chaining
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.
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Profit & Loss
Revenue and expense for the selected period, and the resulting net income.
Cash basis is a supplementary view of when money actually moved. It is not the org's accrual book of record. Figures marked attributed are pro-rata estimates, not measured amounts.
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Balance Sheet
Assets, liabilities and equity as of the end of the selected period.
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Vendors
Track the companies and people who support your properties.
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No vendors yet. Add your first vendor to start tracking who you work with.
Vendors in your organization.
Name
Category
Service types
Quality
Price
Hourly rate
Open
Prospective Tenants
Track prospects, what they need, and the showings that move them toward an application.
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No prospects match these filters.
Prospective tenants in your organization.
Status
Name
Wants
Last showing
Open
Prospective tenant
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Interested in
Showings
All Bills
Every bill across every vendor, in one place.
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No bills match these filters.
Bills across every vendor.
Bill #
Vendor
Date
Due
Amount
Status
Actions
Security deposit ledger (GL)
Every security deposit ledger entry across every lease in your portfolio, for accounting and escrow reconciliation.
CURRENTLY HELD
—
—
NET LEDGER MOVEMENT
—
Deductions/holdbacks/refunds already posted against held deposits
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No ledger entries match these filters.
Security deposit ledger entries across every lease.
Date
Property / unit
Lease
Type
Description
Status
Amount
Actions
Collections Aging
Outstanding tenant balances by age bucket, as of a chosen date.
TOTAL OUTSTANDING
—
—
CURRENT (0-30)
—
31-60 DAYS
—
61-90 DAYS
—
90+ DAYS
—
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Outstanding tenant balances by age bucket.
Tenant
Unit
0-30
31-60
61-90
90+
Total due
Last notice
Actions
Invoices
Every invoice issued to a tenant across your portfolio, Manual or Zoho Books.
BILLED
—
PAID
—
OPEN
—
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Every invoice issued to a tenant across the portfolio.
Tenant/Unit
Source
3rd party Inv #
Charge type
Issued
Due
Amount
Status
Invoice
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Record payments
Payments in this batch.
Tenant
Owed
Amount
Method
Reference
Applies to
0 payments · $0.00
Tenant ledger
Log an action
Rent GL
Every lease's rent position for a period -- billed, collected, balance, and Zoho reconciliation.
BILLED
—
COLLECTED
—
OUTSTANDING
—
—
PAST DUE
—
UNAPPLIED CREDITS
—
MATCHED
—
MISSING IN ZOHO
—
IN ZOHO ONLY
—
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Rent GL, one row per lease for the selected period.
Tenant
Unit
Property
Billed
Collected
Balance
Past due
Unapplied credits
Last activity
Recon
Collections stage
Zoho Books Reconciliation
Review individual rent-ledger pushes to Zoho Books, investigate failures, and retry entries that need attention.
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Zoho Books reconciliation, one row per rent-ledger entry.
This is shown once and cannot be retrieved again. The tenant must change it the first
time they sign in. Any previous password and any outstanding reset link no longer work.
Maintenance history
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Financial summary
—
Current balance
—
Monthly rent
—
Last payment
—
No payments recorded yet.
Date
Type
Amount
Method
Status
Documents
No lease documents on file yet. Documents uploaded to this tenant's leases — and any lease executed through e-sign — show up here.
Communications
Lease history
This tenant isn't attached to any leases yet.
Every lease this tenant is or was on.
Property
Unit
Role
Status
Start
End
Monthly rent
Lease
Door access
Lock
Scope
Admin code
Tenant code
Codes are masked until revealed; every reveal is logged.
No door locks are set up for this tenant's unit yet — add one under Building Systems.
! Delete tenant?
This permanently removes this tenant record. It cannot be undone.
Delete only succeeds for a tenant with no attached leases and no attached documents.
If the server rejects the request with a 409 because attachments remain, the record is unchanged. Archive is the alternative when that happens, because it keeps the tenant's history.
Add an item
Required — three things
defaulted for this item
Where select one or more
Adding to 1 location.
Install year or Unknown is required.
Only for this item
Your figure drives the CapEx reserve forecast and this property's replacement totals.
Enter your own replacement-cost figure, or switch back to the estimate.
Photo storage for asset records is coming soon.
Reminders created automatically
Set up Closing Tasks
Choose the reusable tasks for this closing. This setup is saved once; selected utility tasks are created for every current unit.
Loading closing task templates…
Delete this item?
This cannot be undone.
Record prepayment
Enter a value
Complete this reconciliation?
The debit and credit lines this completion will post, plus the entry date.
Recorded as: who completed, when, the difference accepted, the reason, the entry created.
Unit
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Details
Beds
Baths
Sq Ft
Garage type
Garage spaces
AC
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.
No door locks are set up for this unit yet — add one under Building Systems.
Leases
No active lease.
Lease history
No lease history.
Rent position
Actual rent—
Market rent—
Gap—
Tenants
No tenants have been attached to this unit.
Maintenance history
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Repairs
On this unit
No open repairs.
Shared — affects this unit
No shared repairs.
Documents
Document
Type
Applies to
Recap
Uploaded
No documents have been uploaded for this unit yet.
Notices
Notices served across every tenancy on this unit. The current tenancy is shown first; prior tenancies are collapsed below.
Visits
Inspection schedules
Visit history
Unit
Tenant
Edit unit details
Units
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No units found.
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
Repairs
Leases
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Inventory
Available, reserved, and bulk inventory across every property in this organization.
Items · locations—
Reserved—
Out for repair—
Running low—
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Install item
Manage storage locations
Inspections
Portfolio-wide inspection schedules, due work, and completed Visits.
Completed in the last 12 months
—
Completed inspection obligations in this organization
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Export for insurance
Download completed inspection history for an insurance carrier. The export excludes tenant contacts and internal notes.
Lease
Eviction
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Notice history
Notices served across every tenancy on this unit. The current tenancy is shown first; prior tenancies are collapsed below.
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.
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Widgets
Preview
Order and visibility your org's users will see, top to bottom.
Use the sections below to set defaults that the system will use.
You can view your organization's defaults, but only an admin can change them.
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Maintenance intervals
Deactivate an item your organization never does, override an interval, or add a custom item of your own. Property-level overrides are still managed from each property's Building Systems and Appliances register.
A custom item's cadence only takes effect once a matching item exists on a property's own Building Systems / Appliances register (System or Appliance, same name) — this screen sets the rule, the property register is what makes it apply.
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Item
Action
Interval
Status
Who handles it
Create a custom appliance type
This type will be available to this organization in Assets, Building Systems, forecasts, reminders, and inventory.
Create a custom building system type
This type will be available to this organization in Assets, Building Systems, forecasts, reminders, and inventory -- treated exactly like one of Return Grid's own built-in systems.
Groups this with the other items in that category everywhere it's shown.
Add a custom maintenance item
This item will only apply to your organization, alongside Return Grid's platform defaults.
System = building infrastructure (plumbing, HVAC, structural). Appliance = a specific unit (fridge, washer).
No match? Pick “Create…” to add it to your catalog first.
This is one of Return Grid's built-in items, so its name, category, and action stay fixed -- only the interval (or deactivating it) is editable here.
Due date resets to next year's same month/day the moment it's marked done -- it does not shift based on the exact day someone happens to do it.
Building systems & appliances visibility
Turn an item off to hide it by default across every property that hasn't set its own choice for it. A property that already dismissed or restored an item locally keeps its own choice either way.
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Turn this item back on org-wide?
Appliance replacement costs
Set the replacement-cost range your organization expects to pay. Leave a shipped appliance blank to inherit Return Grid’s platform default. Custom appliance types keep the cost supplied when they were created.
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Late fees
Organization default
Default late-fee policy
Applies to every property that doesn't have its own override. No state or jurisdiction is attached to the default, so there are no statutory-limit checks here — set a property override below to apply a state's rules.
Per-property overrides
Overrides
A property with an override here ignores the organization default and follows its own state's statutory limits automatically, based on its address.
No property overrides yet. Every property currently uses the organization default above.
Property
Jurisdiction
Grace
Fee
Cap
Action
Rent invoice timing
Organization default
Invoice lead time
Move-in inspection
Organization default
Submission window
Organization default
Require move-in inspections
When off, tenants in this organization are not asked to complete a move-in inspection, even in a state whose law would otherwise call for one. A jurisdiction requirement is shown for awareness but never turns this back on automatically. An individual lease can still be turned on or off regardless of this setting.
Deposits
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Actual account interest rate
Not set
Applies to deposits in New York, Pennsylvania, and New Jersey, which require paying the actual rate your deposit account earns rather than a fixed statutory rate. Manage the rate →
Termination reasons
Why a lease ended. This order is the order tenants and owners see on the End-lease dropdown. Archived reasons drop off that dropdown but stay on the leases that already used them.
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Reason
Party
Used on
Source
Status
Actions
Deposit interest
Actual account interest rate
New York, Pennsylvania, and New Jersey require paying tenants the "actual" or "prevailing" interest your deposit account earns rather than a fixed statutory rate. Return Grid has no way to look that number up for you -- enter your bank's current rate here so deposits in those states accrue correctly. Leases in states with a fixed statutory rate are unaffected by this setting.
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Rate history
No rate history yet.
Rate
Start date
End date
Default jurisdiction
Used as the starting state/jurisdiction for statutory checks (e.g. late fees, deposit limits) when a lease doesn't specify its own. Two-letter state code.
Tenant Billing
Rent reminders & overdue notices
Return Grid can notify tenants by email/push/in-app before rent is due and again if it goes unpaid, pointing them to the Tenant Portal to pay by ACH or credit card. This is independent of any reminders your billing provider (e.g. Zoho) sends on its own.
New-Owner Intake Forms
Control which fields new-owner intake links collect, and where submission notifications go.
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—
No forms yet.
Saved.
Form settings
Fields
This shows the real hosted form applicants fill out, updated live as you edit fields on the left. Inputs are disabled here — nothing can be submitted from this view.
Intake submissions
Review submitted intake information and keep the conversion queue organized.
Submitted
Name
Property · Unit
Code
Form
Status
Action
No submissions match these filters.
Submission
Submitted information
Matched from code
Tenant record
Lease
ACH auto-pay
Tenant asked for ACH auto-draft. Bank details are not collected on this form — set up payment after conversion.
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.
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Security
Tenant Portal multi-factor authentication
When enabled, renters without a second factor set up are asked to enroll (authenticator app or text message) the next time they sign in.
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.
Looking for Zoho Sign, Zoho Books, Zoho Payments, Zoho Desk, or SMS? Those are connected on , which handles the OAuth connect, connection test and disconnect for each one.
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.
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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.
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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
Loading templates…
No templates have been added for this organization yet.
No templates match these filters.
Contract deadlines
Default contract deadlines
These deadlines are created automatically the first time an offer is accepted on a property. Editing this template only affects future contracts — properties already under contract keep the deadlines they were given.
Offsets are in days from the anchor date. Accepted counts forward from the offer acceptance date; Closing counts from the target closing date (use a negative offset for “days before closing”). Mark a row Protects earnest when walking away before that date still gets the earnest money back — Return Grid uses the last such date to work out when the deposit becomes non-refundable.
Admin-only. Connect the services that power the Tenant Portal. Return Grid routes invoice data but never receives or holds tenant funds.
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SMS provider
Text messaging: Not configured
Not configured
Invoicing
Invoicing provider: Not connected
Not connected
Choose Zoho Books to read and create invoices in your accounting system, or Manual to keep invoices directly in Return Grid.
Looking to pair Zoho Books customers with leases? Open in Reports.
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.
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.
Maintenance tickets
Ticketing provider: Native
Native
Use Return Grid Native for built-in maintenance tracking, or connect Zoho Desk to route tenant requests into your support operation.
This secret is only shown once. Zoho Desk's own webhook screen has no custom-header field, so append it to the webhook URL instead: https://returngrid.app/api/tenant-portal/providers/ticketing/zoho/webhook?secret=<this secret> as the "URL to Notify" value.
Zoho Desk's webhook form requires a "Source ID" in UUID format. This one is generated for you — paste it into that field as-is; you don't need to make up your own.
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.
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.
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.
No lease templates uploaded yet.
Name
Type
Jurisdiction
Uploaded
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.
No document bundles yet.
Name
Components
Created
Edit template details
Replace PDF
New bundle
Only the org's non-archived templates can be added. A template's own box layout is edited from the Templates tab.
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.
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Upgrade required
Message templates are not on your current plan
Upgrade
Upgrade to Team or Enterprise to edit the wording and email styling of your automated messages. Your emails are still fully branded on every plan — Return Grid applies your logo, accent colour and contact details to the default templates.
No editable messages are available for your organization yet.
Template Name
Category
Channel
Status
Last Edited
—
—
—
You are using the Return Grid default. Saving will create your own copy of this message.
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.
Shared with both portals
Logo & branding
This is the one logo used by your emails and your tenant portal, so changing it changes both. Contact details are read live from Tenant Portal Branding on every send.
Email only
Email theme
Presentation settings an email needs that a web page does not.
Your plan does not allow removing the badge, so it stays on regardless of this setting.
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.
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Upgrade required
Custom domains are not on your current plan
Upgrade
Upgrade to Team or Enterprise to serve the Tenant Portal from your own domain.
Right now your tenants sign in on a Return Grid address. Add a custom domain so they see your address instead — for example:
portal.yourcompany.com
A free SSL certificate is issued automatically once your domain is verified — no cost, no extra step.
Registered domains
Your custom domains
—
No domains match your search or filter.
Enterprise
Email sender: Not configured
Not configured
Send Tenant Portal emails through your own mail server instead of Return Grid's shared mail account. Provide the outbound SMTP relay your organization already uses to send mail (for example your Google Workspace or Office 365 relay), and we will connect out through it.
Bot protection
Application bot check: Not configured
Not configured
Rental applications on your custom domain are protected by a Cloudflare Turnstile challenge. Return Grid sets one up for each of your domains automatically as soon as the domain is verified and its certificate is live — there is nothing to do. If automatic setup fails you can retry it below, or supply a widget from your own Cloudflare account as a fallback. While a domain has no working widget, the online application form on that domain is turned off — your listings still show, and applications on returngrid.app are unaffected.
Use my own Turnstile widget instead
Optional. Create a free Turnstile widget in your own Cloudflare account, add your custom domain to its hostname list, and paste the keys here. Your own keys are used only on domains where Return Grid has no widget of its own.
Choose what happens to each open application before this unit stops accepting applications. Nothing changes until every application below has a decision.
Rental applications submitted through your public listings.
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No applications yet.
Applicant
Listing
Property
Status
Fee
Submitted
Days open
Approval
Next action
Add applicant
Create a draft application on this applicant's behalf -- a walk-in, phone, or paper application. It opens on the same application detail page as a self-submitted one, where you can add co-applicants, documents, and screening.
Review tenant requests, coordinate replies, and link repair work to Return Grid tasks.
Loading maintenance requests…
Showing Archived tickets — no activity for N+ days, regardless of status. These don't count toward your active ticket totals.
Keyboard shortcuts
↑↓ Move between cards in a column
←→ Move to the top card in an adjacent column
Shift + ←→ Move the focused ticket one column
Enter or Space Open the focused ticket
New
0
Open
0
In progress
0
Waiting on tenant
0
Resolved
0
Closed
0
No requests match your search or filters.
0 selected
#
Subject
Tenant / Unit
Status
Tags
Priority
Assigned
Age
Updated
Bulk action
Both default to “Leave unchanged” and are set independently — set only one to bulk-route without touching the other.
The other tickets’ replies are copied into the survivor’s thread in order, each tagged “merged from #N”. The losing tickets are set to status Merged and point at the survivor. The survivor’s own status, priority, assignment, SLA, and any scheduled visit are left exactly as they are — the losing tickets’ values on those fields are discarded, never merged or averaged.
Which ticket survives?
Accountable for the ticket. Never blank once a rule has routed it.
Doing the work.
Linked repair items
Scheduled visit
Plain text, optional. Separate from the reply thread above — a reply is what the tenant sees; this note is internal-only, for reporting and for whoever picks this ticket back up later.
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.
Zoho Books Pairing
Review Zoho Books customers and match each one to the lease they pay for.
Zoho Books
Zoho Books Pairing
Match each Zoho Books customer to the lease they're paying for. Return Grid uses this pairing to find the right invoice history for a lease and to post new charges to the right Zoho customer.
Connect Zoho Books in Tenant Portal Providers to pair customers to leases.
No leases match this search/filter.
UnitTenants on the leaseRentZoho Books customer
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
—
Estimated cost of items still open (not done)
Due within 12 months
—
Open items in near-term target timeframes
Reserve funding %
—
Reserve balance vs. open capital exposure
Reserve balance
—
Accrued minus spent, plus adjustments
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 posted automatically when a capital-improvement repair item is marked done.
Total accrued
—
Sum of accrual entries in filter
Total spent
—
Sum of spend entries in filter
Adjustments
—
Manual reserve adjustments in filter
Net movement
—
Accrued minus spent plus adjustments
Leases Expiring Soon
Every active or notice-given lease ending within the next 90 days.
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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.
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.
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.
Move-in and move-out inspection status across every active lease in your portfolio. Split out of #2902's per-lease card so the whole portfolio is visible at once.
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.
All non-archived tenants across your organization, with contact info and active-lease counts.
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I bought it
Add a property I already own
This skips the purchase analysis and adds the building straight to your owned portfolio. Enter what you know now — everything here stays editable on the calculator afterwards.
Import multiple properties from CSV
Upload two CSV files: one row per property, and one row per unit. Units are matched to their property by a property_key column you make up yourself — it's only used to join the two files here and is never sent to the server.
Address
Status
Add loan event
Record refinance
Logs a refinance event and updates the property's loan terms. Original underwriting numbers are preserved separately. At least one of new rate / term / loan amount is required.
Mark loan paid off
Records that the current loan on this property has been paid in full. The amortization schedule and current-loan input fields will be hidden. Refinance history is preserved as loan history. This can be undone.
Property Managers
Assigned teammates and Department Groups get auto-generated tasks from future capital-forecast runs on this property.
Users
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Groups
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Maintenance
Assigned teammates and Department Groups get auto-generated tasks from future maintenance-related work on this property.
Users
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Groups
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Analysis saved
Share this link with anyone in your organization — they'll see this exact analysis when they open it, and can sign in first if needed.
Copied to clipboard.
Share this analysis
Anyone with this link can view a read-only copy of this analysis — no sign-in required, and they can't edit or delete anything.
Add a second step at login using an authenticator app or text messages.
Authenticator app
Not enrolled
Enter this key into your authenticator app (Google Authenticator, Authy, 1Password, etc.):
Text message
Not enrolled
Backup codes
Save these backup codes in a safe place. They will not be shown again.
Edit user
Password & access
Legend
New search watch job
Every hour, Return Grid checks for new for-sale listings matching the criteria below. New matches are automatically saved as draft analyses (status: Reviewing) and emailed to the recipients you set here.
Bulk edit fields
Editing 0 selected properties.
Leave any field blank to leave that value unchanged on the selected properties. Only the fields you fill in below will be updated.
Fresh values that differ from yours
Blank fields were filled in for you already. Each field below already holds a different value, so nothing changes unless you choose it here. Replacing a value puts it into the form only — use Save changes afterwards to keep it.
Fields where the freshly pulled value differs from the value currently in your form
Field
Current value
New value
Replace current value
Visits
All visits
This property is sold, so new visits can’t be added. Everything already logged stays here.
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Date
Type
Unit(s)
Shown by / Inspector
Status
Items
Site inspections
This property is sold, so new visits can’t be added. Everything already logged stays here.
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Date
Type
Unit(s)
Inspector
Status
Items
Inspection schedules
Inspection schedules
Prospect showings
This property is sold, so new visits can’t be added. Everything already logged stays here.
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Date
Type
Unit(s)
Shown by
Status
Items
Prospective tenants
Prospective tenants
Status
Name
Unit
Wants
Last showing
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Matching prospects
Matching prospects
No prospects are currently looking for something like this unit.
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Name
Wants
New schedule
Repairs & Improvements
Spent to date$0
Open items0
Next due—
Reserve balance$0
Total accrued$0
Total spent$0
Adjustments$0
Every accrual, spend, and adjustment posted against this property's CapEx reserve, newest first. Auto-accruals are posted on the 1st of each month by the monthly sweep and dated as the 1st of the following month (Aug 1 covers July, etc). Spends are posted automatically when a capital-improvement repair item is marked done.
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Median work duration—
Median turnaround—
Median age, open items—
Oldest open item—
Work duration counts from the date work started to the date it was completed. Turnaround counts from the date the item was first identified. Items with no recorded start date are shown as Unknown and are left out of every average and median on this tab — they are never counted as zero days. Forecasted items are left out of the ageing figures, since a projected future replacement isn't work anyone is waiting on.
Completed items, longest first
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Open items by age
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Typical duration by category
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Typical duration by priority
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In 1700, not yet capitalized$0
Capitalized to date$0
Open projects0
Capitalize project
Reverse capitalization
This posts the opposite entry (Dr 1700 Property Improvements in Progress / Cr 1500 Real Estate - Cost Basis) and reopens the project so it can be corrected and capitalized again.
This reason is kept permanently on the project's history — it will always be visible to anyone who looks at this project later.
Document
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New repair order
Contract fell through
The contract and its deadlines are kept as history rather than deleted, so you can look back at why a deal died.
Attempt—
List price—
·
Progress0 of 01031 exchange
1031 exchange
No active sell attempt for this property yet.
Offers
No offers recorded yet.
Offers
Default sell checklist
Editing this template only affects future sell attempts — properties already in Sell keep their existing checklist.
Notes
Scenarios
Compare saved assumptions and their calculated results. Values that differ from the base case are highlighted.
You’re starting the deposit-return workflow for this lease. Confirm the deposit facts below before you add any withholdings.
The statutory deadline is auto-computed from the property’s state. Missing it can convert the withheld amount into treble damages in most states — start the wizard early.
Add every deduction you’re withholding from the deposit. Each row must have a category, a description of at least 20 characters, and a positive dollar amount. Attach receipts as URLs where you have them.
Below is the return letter the tenant will receive. It cites the state-specific statute and includes every deduction line.
Choose how the net refund will reach the tenant. If the org uses Zoho Payments, the payout is issued through the same rails that collect rent.
New analysis
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Add to Owned
How do you want to add it?
Auto import from address
We’ll look for this address on the sites you pick:
Searching… This can take 10–30 seconds per site.
A match means the site has a page for this address — it doesn’t mean the property is listed for sale. Nothing is changed until you review the imported fields on the next screen.
Import from listing URL
Supported sources:
Paragon links from your agent — collaboration links (zsvc.paragon.ice.com or fwa.paragon.ice.com)
Paragon listing alert emails — the per-listing link inside an automatic alert (<board>.paragonrels.com/CCR/…)
Paste the link to a single listing — search, city, and agent pages aren't supported.
Heads up on Collaboration Center links: opening one signs in as you and resets the “new/updated listings” activity counters your agent sees. We only ever load the page you ask us to, one at a time — we never open these on a schedule, and we never send a showing request, comment, or interest rating.
Fetching listing details… This can take 10-30 seconds.
Review imported listing
Review match
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Pick which fields to bring across. Unpicked fields are left exactly as they are.
