T-12 summary

Paste a trailing-12 operating statement and get a clean summary with expense ratios and red flags.

Last tested 2026-10-19 Its example inputs were run through Claude Haiku 5.5, and an AI judge (Jev) scored the reply 90/100 for following the rules and doing the task.

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Example output

I wrote this by hand on 2026-10-19 from the made-up inputs below, to show what a good result looks like. Your results will vary, so read every draft before you use it.

CopyMaple Court T-12 summary (8 units)

Income: $87,000 ($84,600 rent + $2,400 other)
Operating expenses: $27,400
NOI: $59,600
Expense ratio: 31.5% ($27,400 / $87,000)

Per unit
- Taxes: $1,225
- Insurance: $512.50
- Repairs: $775
- Utilities: $912.50

Flags
- Management is $0. The owner probably self-manages. A buyer should add a management fee.
- Payroll is $0. Fine for 8 units if management covers it, but confirm who does turns and maintenance.
- No reserves line. Most underwriting adds one.
- Monthly figures weren't included, so I can't check for swings or one-time items.

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