Real estate financial modeling software
A model that doesn't break when the deal gets complicated.
ReturnSuite is purpose-built CRE modeling software. Build acquisition underwriting models, NOI projections, and rent roll analysis — no templates to configure, no formulas to maintain, no #REF! errors.
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Model
Build great models in minutes
Step-by-step inputs, companion documentation on every field, no formulas required.
See how it works → -
Report
Every detail at your fingertips
Drill down to any tenant, any space, any week — always ready to share.
See how it works →
Sound familiar?
Spreadsheets weren't built specifically for commercial real estate.
Spreadsheets break under scrutiny
The formula logic is brittle. Assumptions are buried three layers deep. You know it could fall apart if someone looks at it too hard, but you don't have time to audit it before the meeting.
Version confusion
You've got six copies of the same file — model_v3_FINAL_revised2.xlsx, model_v3_FINAL_revised2B.xlsx — and no one's sure which is current, what changed, or who changed it. Sharing a spreadsheet means losing control of it.
Getting it presentation-ready takes too long
A competitive bid is closing fast. IC is next week. The spreadsheet has the numbers. It just isn't ready to show anyone. Getting it there means another two hours of formatting, formula-checking, and hoping nothing broke when you updated an assumption.
ReturnSuite
Purpose-built for the way CRE actually works.
ReturnSuite replaces the parts of the spreadsheet that slow you down — the formulas, the versioning, the formatting — while keeping you in full control of your assumptions and your data. Build your model once, update it as the deal evolves, and share reports that are ready the moment you need them.
Get started for freeModel
Build great models in minutes
Step-by-step inputs, companion documentation on every field, no formulas required.
See how it works →Report
Every detail at your fingertips
Drill down to any tenant, any space, any week with reports always ready to share.
See how it works →On-Demand
Need it built by Friday?
Tell us what you're working on. We'll have a model in your account within 2 business days, typically around $450 – $600 USD.
Learn more →Modeling
Build the model once.
Update it forever.
No formulas to manage, no spreadsheet archaeology. ReturnSuite handles the financial logic so you can focus on the assumptions that actually matter — whether you're underwriting an acquisition, running rent roll analysis, or projecting NOI over a hold period.
Quick Start
Get to analysis fast — or work through every detail.
Follow a guided build and get to reporting quickly, or build out every assumption from scratch. A step-by-step flow takes you through each component of the model. You decide how deep to go.
Modeling Options
Inputs that match how your market actually works.
Square feet or square meters. USD, CAD, EUR, GBP. Rates or fixed amounts. Cash flows scheduled on the intervals they occur. The model reflects your territory and your deal structure. Not a template built for someone else's market.
Listing Details
Keep the opportunity and the model in the same place.
Store location, listing information, and maps alongside the financial model. No more switching between sources or losing context when the deal moves forward.
Companion Documentation
Context is one hover away.
Every field has a tooltip and companion documentation explaining what it does and how it fits into the model. The larger your screen, the more context you see. Built for the way analysts actually work.
Reporting
From high-level dashboard
to the smallest line item.
A report for every perspective on the deal. NOI, financing, complete cash flow breakdowns — all in a format that's ready to share, without extra formatting work. Your data is yours: export everything to spreadsheets you control.
Visualisations
Charts and dashboards that are ready to share.
Visually clean reports, charts, and dashboards. Colors and styles can be customized on Enterprise accounts — so the output looks like your firm, not generic software.
The Reporting Suite
Drill down to any tenant, any space, any week.
Drill all the way down — which space, which tenant, which week. NOI, financing, complete cash flow breakdowns, with presentation mode, hide rows, and number notation controls built in across every report.
Statement Reports
Every period. Every line. Fully traceable.
Operating, investing, and financing activity statements broken out period by period. Drill into any number to see exactly what's driving it — right down to the individual lease or transaction.
Schedule Reports
Everything the model is doing, fully exposed.
The model forecasts usage and calculates schedules for leases, revenues, expenses, recoveries, and financing. Attach schedules to lease agreements or use them to verify model assumptions.
Export
Your data is yours. Take it wherever you need it.
Download results to spreadsheets to connect with larger models you manage internally. Report parameters and model assumptions are included in every export — no more questions about file age or what version of the inputs was used.
Not sure where to start?
Build it yourself or let us handle it.
Do It Yourself
You know your deal. You just need a better tool.
Sign up free, load your property, and start modeling in minutes. Companion documentation on every field means you're never stuck wondering what an input does.
Get started for freeFree plan available · No credit card required
Let us build it
Need a model by Friday? We'll handle it.
Tell us what you're working on. We'll build the model in your account, walk through it together, and hand it over. Most engagements done in 2 business days at $150 / hr — typically $450 – $600 total.
Tell us what you're working on →Free 15-min consultation · No commitment
Common questions
Is ReturnSuite right for you?
Honest answers about where we fit and where we don't.
- How is this different from Argus?
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Per-model pricing, not per-seat licensing. Additional users — read-only or editors — can access each property at no extra cost. And output is easy to share with anyone outside your team, no paid license required on the other end.
If you're building a model for an institutional counterparty that works exclusively in Argus, their team may not be able to receive or verify your output. In that case, finding someone who builds Argus models is the more pragmatic call.
- Is this a replacement for Excel?
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For CRE cash flow modeling — acquisition underwriting, NOI projections, rent roll analysis — yes. ReturnSuite handles all the financial logic so you're working with assumptions, not formulas. No version files, no #REF! errors.
Excel is still better for ad hoc analysis, custom calculations, or anything outside standard CRE modeling such as connecting to internal databases, building bespoke tools, or working in formats your firm already owns. We export to spreadsheets precisely for this reason so it can become part of your solution.
- Do I need modeling experience to use this?
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No. The step-by-step input flow and companion documentation on every field are designed so that someone making their first real estate investment can follow along without needing to understand the underlying financial mechanics.
Experienced analysts often find ReturnSuite faster than their existing tools because there's nothing to configure. If you know your assumptions, you get to analysis quickly. If not, we can build your model on-demand, drop it straight into your account and provide a walkthrough of how it was built and how to adjust the parameters.
- What types of properties can I model?
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Commercial real estate with standard lease structures: office, industrial, retail, and mixed-use. Multi-tenant and single-tenant. Models work in any currency and support both imperial and metric measurements.
Highly complex or non-standard structures — certain ground leases, development pro formas, or assets with deeply customized waterfall arrangements — may push beyond what the platform handles today. Our Advisory work covers some of these cases; reach out, and we'll be direct about fit.
- What happens to my data?
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Your data is yours. Everything you input — assumptions, rent rolls, operating statements — can be exported at any time in full. We don't use your data to train models or share it with third parties. We want customers, not hostages.
On-Demand models are built directly in your account from the start, not ours. There's no handoff or migration at the end of an engagement. You have full access and full control from day one.
- I'm not a professional — is this for me?
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If you're evaluating a commercial property purchase, ReturnSuite is built for exactly that. You can explore fully functional demo models for free to get a feel for how the platform works before committing. You'll need a basic understanding of how cash flows and leases work. If you're willing to learn, the platform will teach you as you go.
Building your first model takes longer than your second. That's true of any serious tool. But when you're done, you'll understand your deal better than any template would have left you, and you'll be faster every time after.
Ready to try it?
No more #REF! errors.
Try out a free sample today and join the growing number of CRE professionals who have found ReturnSuite the right fit for their modeling needs.