PDF to Excel built for comps, rent rolls and assessment cards
Stop retyping comparable sales into a grid. SheetFerry reads appraisal PDFs — including scanned county records — and returns rows and columns you can adjust, reconcile and defend.
20 free credits • No credit card • Cancel anytime
- Consolidate a batch of comps into one grid, not one tab per file
- Scanned assessment cards handled by AI vision extraction
- Files processed in memory and deleted — nothing sits on a server
Where it earns its keep
Six situations valuation professionals hit every month, and what SheetFerry does with each one.
Sales comparison grids
You pull six CoStar, LoopNet or MLS comparable exports for a retail assignment, each with a slightly different layout.
Batch conversion merges them into one consolidated worksheet with consistent columns, ready for your adjustment grid.
Rent rolls and lease abstracts
A 60-unit rent roll arrives as a multi-page PDF with merged header cells and continuation rows.
AI extraction keeps tenant, suite, term, base rent and escalations aligned across every page of the table.
T-12s and operating statements
You need trailing income and expense detail to build a direct capitalization or DCF model.
Line items land as clean monthly columns, and Visual Analysis charts the expense trend for your income approach narrative.
County records and tax bills
Property record cards and tax bills come back from the county as photocopies or faxed scans.
The vision path reads the page image rather than a text layer, so scanned cards still come back structured.
Prior narrative reports
A prior appraisal runs 90 pages and you only need the exhibits and reconciliation figures.
An AI summary gives you the value conclusions, lease terms and unusual line items without reading every page.
Hearing and appeal prep
You are defending a value at a valuation hearing and need clean, verifiable support.
Extracted figures trace back to the source document, so there are no transcription errors to be challenged on.
Documents it handles every week
- Commercial and residential appraisal reports
- Rent rolls, lease abstracts, tenant schedules
- Operating statements, T-12s and pro formas
- County assessment cards and tax bills
- CoStar, LoopNet and MLS comparable exports
- Closing statements and purchase agreements
Sizing your plan
A solo appraiser converting ten to twenty comps and rent rolls a month — mostly AI extraction at 3-6 credits each — fits Starter in a quiet month and Professional through assessment season. Assessment offices with several reviewers usually take Business for the shared credit pool.
How SheetFerry actually works
Four stages, a few seconds each. Here is what happens between dropping in a PDF and opening the spreadsheet.
1. You upload the PDF
Drag in a file up to 50MB, or select several at once for batch processing. The file goes straight into memory on our servers — it is never written to permanent storage, and everything is discarded as soon as your download is ready. Digital PDFs and scanned or photocopied pages are both accepted.
- Single file or batch upload
- Scanned pages handled by AI vision
- Files deleted immediately after processing
2. You choose how it should be read
Simple extraction pulls text and table structure directly from the PDF layer — fast, cheap, and accurate when the document was generated by software. Complex AI extraction runs a vision model over the page image instead, which is what you want for merged cells, multi-column layouts, rotated tables, or anything scanned. The estimated credit cost appears before you commit.
- Simple: 1 credit, best for clean digital tables
- Complex AI: 3-10 credits, scaled by page count and difficulty
- Cost estimate shown before conversion starts
3. The AI maps the document
Smart Template Detection checks whether the document matches a known layout — a bank or credit card statement, a rent roll, a W-9 or 1099 — and applies the right column mapping automatically. Anything unrecognized still gets generic table detection: each table found becomes its own worksheet, with headers preserved and rows aligned.
- Recognizes common statement and tax-form layouts
- One worksheet per detected table
- Header rows and multi-page tables stitched together
4. You get spreadsheet data back
Download the result as an .xlsx file, or send it straight to Google Sheets with one click. Optional extras run on the same upload: an AI document summary as a Word file (brief overview or detailed analysis), and Visual Analysis, which builds charts and trend lines from the extracted numbers.
- Excel (.xlsx) download or one-click Google Sheets export
- Optional AI summary delivered as a Word document
- Optional Visual Analysis charts and exportable PDF report
What happens to your files
Processing is in-memory and files are deleted right after conversion. Nothing is retained for training, nothing is shared, and there is no permanent copy of a client statement or an appraisal draft sitting on a server. That matters when the documents belong to someone else.
How credits work
Every plan comes with a monthly credit allowance. A simple conversion is 1 credit; AI-powered conversion is 3-10 depending on complexity; Visual Analysis is 8; spreadsheet analysis is 4-8 by data size. You always see the estimate first, and unused features never cost you anything. Extra credits can be purchased at any time without changing plans.
How appraisers get from PDF to defensible grid
Three example workflows built from the way appraisers and bookkeepers actually work — upload, convert, analyze, export.
County assessor's office
Reassessing 40 industrial parcels before the appeal deadline
A commercial appraiser receives broker packages and CoStar exports as PDFs — each with its own comparable sales grid — and needs one defensible sales table for a reassessment cycle.
Before
Retyping roughly 240 comp rows by hand across two evenings, then re-checking every price per square foot.
After
One afternoon session, with every number traceable back to the source document.
- 1. Upload
Drop all 12 broker PDFs into batch mode at once, including the scanned pages that came in from email.
- 2. Convert
Batch consolidation merges every comparable sales grid into a single sheet, keeping sale price, building SF and sale date as real numbers.
- 3. Analyze
Visual analysis charts price per square foot by submarket and flags the two outliers that would have skewed the median.
- 4. Export
Download the .xlsx with live SUM and AVERAGE formulas, then paste the adjusted grid straight into the appraisal narrative.
Result: The final sales grid ties out to the source PDFs line by line — which is exactly what gets asked for at a valuation hearing.
Fee appraiser · income approach
Turning a 60-unit rent roll into an income approach in one sitting
An owner sends a multifamily rent roll and 12 months of operating statements as a single locked PDF, and the income approach is due to the client Friday.
Before
Half a day of manual entry, plus a second pass to catch transposed rents.
After
Under an hour from PDF to a stabilized NOI worksheet.
- 1. Upload
Upload the rent roll PDF and select the page range covering the unit mix and operating statements.
- 2. Convert
Smart template detection recognizes the rent roll layout and maps unit, size, contract rent and lease expiration into clean columns.
- 3. Analyze
An AI summary calls out vacancy, rent per square foot by unit type, and expenses that sit outside the range for the property class.
- 4. Export
Export to Excel for the pro forma and export the summary to Word as the narrative support for the income approach.
Result: Actual and market rents sit side by side in a sortable sheet, so the stabilized NOI is built on numbers, not retyping.
Appraisal questions, answered
The questions we get most from appraisers & assessors.
More general questions are on the full FAQ page.