Free tool
Free T-12 analysis.
Upload a trailing-twelve operating statement and get a normalized, source-traced income-and-expense view back from our team within one business day.
T-12 analysis normalizes a trailing-twelve operating statement into a consistent income-and-expense view that flows into an underwriting model. Framecast's free tool does it for you: upload a T-12 and our team returns a normalized, source-traced operating statement, with every figure tied to its page, within one business day.
What you’ll get
SampleSample · Trailing-12 operating statement
Income (T-12)
- Gross potential rent
- $2,041,000T-12 p.1
- Vacancy & loss
- ($142,870)T-12 p.1
- Other income
- $96,400T-12 p.2
- Effective gross income
- $1,994,530computed
Expenses & NOI (normalized)
- Operating expenses
- $812,300T-12 p.3
- Real estate taxes
- $268,900T-12 p.3
- Management fee
- $59,836 (3.0% EGI)normalized
- Net operating income
- $853,494computed
- Expense ratio
- 57.2%computed
An illustrative example on a sample document — every figure traces to its source page. Upload your own T-12 to get the real thing.
Upload your T-12
Let us analyze your T-12, free.
How it works
Three steps, one business day
Upload your T-12
Drop in a PDF. It goes straight to our secure intake — the file never sits on the marketing site, and it's deleted after processing.
We normalize it
Our team runs it through Framecast: income and expense lines are structured into a consistent operating view, with every figure traced to source.
You get it back
A normalized operating statement lands in your inbox within one business day — yours to keep.
Every result is produced with Framecast and reviewed by our commercial real estate underwriting team before it reaches you — so each figure is traced to its source and defensible in committee.
FAQ
T-12 analysis, answered
Is this really free?
Yes. Upload one operating statement and we'll send back a normalized view at no cost.
What formats work?
Start with a PDF; if your statement is scanned or in Excel, we'll help you send it securely.
What happens to my file?
It goes to a secure, access-controlled intake — not stored on this website — is used only to produce your analysis, and is deleted after processing.
How long does it take?
Within one business day, with a confirmation the moment we receive it.
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