Free real estate schedule template (schedule of real estate owned)

What’s inside

• A portfolio summary: property count, total value, total mortgage debt, equity, debt service, NOI, and cash flow.
• Per-property detail with 22 fields — the same field list LivePFS prints on its lender-ready real estate schedule.
• Ownership columns for entity and percentage, so properties held in LLCs or partnerships report honestly.
• Income and expense rows per property: taxes, insurance, net operating income, debt service, and annual cash flow.

How to use it

1. List every property you own or guarantee debt on — lenders reconcile this schedule against your credit report and mortgage statements.
2. Use current market value and the current mortgage balance; equity is value minus debt, per property.
3. Net operating income is rent minus operating expenses, before debt service. Annual cash flow is NOI minus annual debt service.
4. For partial ownership, record the entity and your percentage rather than inventing a blended number.
5. In the Excel version the Totals row computes automatically; insert extra rows above it and the sums keep covering them.

The columns, explained

Identity and ownership

Address, property type, owner or entity of record, and your ownership percentage. Properties held in LLCs or partnerships stay honest here: name the entity that holds title and your percentage, and let the lender see the structure instead of a silently blended number.

Value and debt

Purchase date and price, current market value, first and current mortgage balances, and equity (value minus total debt). The purchase columns give the lender a sanity check on your value estimate; the balance columns get reconciled against your credit report and mortgage statements.

Loan terms

Lender, interest rate, note and maturity dates, and the monthly payment (note whether taxes and insurance are escrowed in it). Maturity dates matter more than borrowers expect — a balloon coming due inside the new loan's term is exactly what an underwriter is scanning for.

Cash flow

Annual property tax, insurance, net operating income, annual debt service, and annual cash flow. These five columns turn a list of properties into an income statement per door — and they are where a schedule earns trust, because they let the reader recompute your numbers.

The three numbers underwriters compute from it

• Leverage — total mortgage debt against total value, per property and across the portfolio. A schedule that shows 90% leverage on every door tells its own story.
• Debt-service coverage — net operating income divided by annual debt service. Many lenders look for roughly 1.20–1.25x or better on investment property; below 1.0x, the property does not pay for itself and your other income has to.
• Concentration — how much of your equity sits in one property, one market, or one tenant. Diversified equity reads as resilience.

You do not have to print these ratios — the columns above let any lender compute them. Filling the schedule in completely is what makes the math possible, and a schedule the reader can verify beats a summary they have to take on faith.

Common mistakes on an REO schedule

• Reporting gross rent as NOI. Net operating income is rent minus operating expenses — taxes, insurance, maintenance, management — before debt service. Inflated NOI is the fastest credibility loss on the page.
• Leaving out HELOCs and second liens. Equity is value minus all debt against the property, not just the first mortgage.
• Omitting the primary residence. Lenders expect every property; income columns simply stay blank for your home.
• Values that never move. A schedule where every value is the purchase price — or a suspiciously round number — invites an appraisal conversation.
• A schedule that disagrees with the PFS. The real estate totals here must match the real estate lines on your personal financial statement.