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On-Demand Real Estate Modeling

What actually happens
when you request a model?

You tell us what you're working on. We build the model, walk through every assumption together on a shared screen, then transfer it directly into your ReturnSuite account once payment is complete. Most engagements wrap up in 2 business days.

Book a free 15-minute call Do it yourself instead →

No commitment. We'll confirm we're a good fit before any work starts.

The full picture

Here's exactly what happens,
step by step.

No vague promises about "getting you started." This is what each step actually looks like so there are no surprises once you book.

Free · 15 minutes

The consultation call

This is a genuine scoping conversation, not a sales call. We want to understand your property, your timeline, and what the model actually needs to answer. If we're not the right fit, we will let you know. Maybe the deal is too early-stage, or you need something we don't offer.

By the end of this call, you'll know exactly what inputs to send us, when to expect your model, and when your review session is booked.

— We discuss your property type, timeline, and what decision the model needs to support
— We confirm what inputs we'll need from you and figure out a format
— We book your review call on the spot, typically 2–3 business days out
No cost · No commitment

After the call

You send us your inputs

Send us whatever you have such as rent rolls, operating statements, letters of intent, broker proposals, lease schedules, etc. No required format. If something is unclear or missing, we'll reach out directly rather than guess and build on wrong assumptions.

Most clients send inputs the same day as the consultation call.

— Rent roll or lease schedule (PDF, Excel, email or whatever works)
— Operating statement or NOI estimate
— Key assumptions: discount rate, growth rates, exit cap, hold period
— Any special requirements or sensitivities you want modeled

Before your review call

We build the model

We build the model on our end before the review call. Every assumption is documented and visible without any part buried in a formula. You'll see it all during the walkthrough on a shared screen, and can ask questions in real time as we go through it.

ReturnSuite handles the financial logic, so every number is transparent and explainable. For anything the platform doesn't cover directly, we can export the cash flow projections into a spreadsheet to answer custom questions on top.

— Typically 1–2 hours of actual build time
— Built on our end with everything reviewed on screen during the recap
— All assumptions documented without any black boxes
— We notify you when it's ready before the review call
Ready for your review call within 2 business days of receiving inputs

Already booked · ~1–2 hours

The review session

You booked this call during the consultation, so it's already on the calendar. We walk through every section of the model together. It is a working session. We explain each assumption, answer your questions, and adjust anything on the spot.

Most clients come in with a few "what if" questions. We model those together in real time. By the end, you understand the model well enough to update it yourself or to present it confidently to IC, a lender, or a board.

— Walk through every assumption together
— Adjust anything in real time so nothing is deferred until later
— Run sensitivities and scenarios you care about

After the review

The model is yours. Do what you want with it.

If you haven't already, you can create a free ReturnSuite account and explore the demo properties in the meantime. It's a good way to get familiar with how the platform works before your own model lands. Once payment is complete, we transfer the model directly into your account. From that point it's entirely yours. you can update assumptions yourself as the deal evolves, duplicate it for a similar property, or come back to us when you need support on the next one.

We want customers who get value from the platform, not clients who feel dependent on us to make changes.

— Edit and update it yourself anytime without any formulas to reverse-engineer
— Add team members as read-only or collaborative users at no extra cost
— Archive the model to pause monthly charges when the deal closes
— Request on-demand support again whenever it makes sense
Transferred to your account on payment. Yours to keep.

Who this is for

Three situations where
on-demand modeling makes sense.

You have a deadline that won't move

Competitive bid closing fast. IC presenting next week. Due diligence window compressing. You need a solid model now, not after two rounds of back-and-forth with a consultant. We deliver within 2 business days of receiving your inputs, with next-day iterations if anything changes.

You want a second set of eyes before it matters

You have a model, perhaps a spreadsheet that's been through a few too many hands. You're presenting to a lender or investment committee, and you want someone who understands real estate (not just Excel) to check the logic before it's in the room. We'll review your assumptions and rebuild anything that won't hold up under scrutiny.

You want to learn by building together

Live co-modeling sessions let you build alongside us in real time on your actual deal. You see exactly how ReturnSuite works, ask questions as we go, and come out the other side knowing how to run the next one yourself, or when to come back for support. Same-day delivery available for time-critical situations.

Common questions

Things people want to know
before they book.

  1. How is this different from hiring a consultant?

    A traditional modeling consultant builds a spreadsheet (or adapts a template) you can't easily update yourself and charges $2,000 – $5,000 for the privilege. We build in ReturnSuite, which is fast to work in, so we only need to charge $450 – $600. More importantly, the model is transparent and editable from day one. No tracing formulas, no black box, no dependency on the person who built it.

  2. Do I need to know how to use ReturnSuite first?

    Not at all. We handle the build entirely and walk you through the model on screen. If you want to get a feel for the platform before the review, you can create a free account and explore the demo properties. It's a good way to see how ReturnSuite is structured before your own model arrives. Either way, we'll get your account set up and the model transferred once payment is complete.

  3. What if my inputs are messy or incomplete?

    Send us whatever you have. We'll tell you if anything critical is missing before we start building so you're not billed for a model built on the wrong assumptions. We've worked from napkin-level LOIs and full ARGUS exports. We'll figure it out.

  4. What if I need changes after the review session?

    The model is yours. You can update it yourself directly in ReturnSuite whenever you need to. If you'd prefer we make the adjustments, we're available for that too at the same hourly rate. Either way, you're fully in control.

  5. What if it doesn't work out after the consultation?

    The consultation is free. If we're not a good fit i.e. wrong asset type, scope that doesn't match, timeline that doesn't work, we'll say so on the call. No cost, no awkward follow-up. You can also build the model yourself on the self-serve platform if you'd rather go that route.

  6. What does the ReturnSuite subscription cost?

    $8 / property / month for the first 3 months, then $54 / property / month. You can archive a model when a deal closes to pause charges. The on-demand service fee is separate from the subscription. See full pricing →

Scope

What we build.

Most engagements fall into one of these categories. If yours is something different, the consultation call is the right place to scope it.

  1. Acquisition underwriting

    Full underwriting support for purchase decisions. NOI build from rent roll, cap rate and yield analysis, IRR and equity multiple projections, debt service coverage, hold period scenarios.

    1. NOI build
    2. Rent roll analysis
    3. Cap rate sensitivity
    4. IRR modeling

  2. Cash flow & hold period modeling

    Multi-year projections built for your specific situation, not a generic template. Revenue growth assumptions, operating cost escalation, exit scenarios, debt service coverage through the hold period.

    1. Multi-year projections
    2. Exit scenarios
    3. DSCR analysis

  3. Model review & rebuild

    Got a spreadsheet that's been through too many hands? We review the logic, document the assumptions, and rebuild in ReturnSuite so it's transparent, auditable, and easy to update going forward.

    1. Assumption audit
    2. Formula review
    3. Clean rebuild

  4. Development & value-add

    Stabilized pro forma, development yield analysis, conversion and repositioning scenarios. Built for properties that need more than a straight income model.

    1. Development yield
    2. Stabilized pro forma
    3. Repositioning

  5. Lease & disposition decisions

    Lease-up timing and impact on value, early termination analysis, sale vs. hold comparison, recapture scenarios. Supports decisions where the question isn't just "what is this worth" but "what should we do."

    1. Lease-up analysis
    2. Sale vs. hold
    3. Disposition timing

  6. Custom analysis via export

    For questions the platform doesn't answer directly, we use ReturnSuite to handle the heavy lifting on cash flow projections, then export into a spreadsheet to build whatever custom analysis the deal requires.

    1. Cash flow export
    2. Bespoke scenarios
    3. Flexible output

Pricing

Transparent, billed after
the review session. No retainer.

We charge $150 / hr for actual time worked. Most models take 3–4 hours total between build and review. You're billed after the review session is complete. Not upfront with no retainer.

  1. Consultation call Free
  2. Hourly rate $150 USD / hr
  3. Model build (typical) 1–2 hours
  4. Review & refinement 1–2 hours
  5. Typical total $450 – $600 USD
  • Pay only for actual time worked without no padding or estimates rounded up
  • Billed after the review session with the model transferred to your account on payment
  • Further changes are yours to make directly in ReturnSuite, or request our support at the same rate
  • Live co-modeling available for same-day delivery when timing is critical

On-demand modeling

Typical engagement

$450 – $600 USD

per model · billed after review · model transferred on payment

Service includes

  • Model transferred to your account on payment
  • Walk-through review session included
  • All assumptions documented and transparent
  • Delivered within 2 business days
  • Free 15-minute consultation to start
  • Unlimited read-only and collaborative users
Book your free consultation

Requires a ReturnSuite account at $8 / property / month for the first 3 months, then $54 / property / month. See platform pricing →

Ready to get started?

Book a free call. We'll take it from there.

15 minutes to talk through your deal, confirm we're a good fit, and get your model started. No cost, no commitment. If we're not right for your situation, we'll tell you on the call.

Book the free 15-minute call Try the platform yourself →

Most engagements start within 24 hours of booking.