A professional-grade Excel toolkit that takes a listing and tells you, in plain English, whether it cash flows, what it's actually worth to you, and what will break it. Every formula visible. Nothing locked.
Start free: run a deal through the calculator →Or download the free rental analysis spreadsheet (.xlsx) and the 48-point due-diligence checklist — no email required.
The buyer trusted the listing's numbers. "Pro forma" rent, no vacancy, no CapEx, no property-tax reassessment. The spreadsheet said $312/month of cash flow; reality said minus $190.
Yellow cells are yours to type in. Green cells calculate. Verdicts are plain English.
| Purchase price | $245,000 |
| Down payment 20% · rate 6.9% · 30 yr | $49,000 |
| Gross monthly rent | $2,150 |
| Operating expenses (incl. vacancy, CapEx, maint.) | $921 |
| Monthly cash flow | +$278 |
| Cap rate | 6.01% |
| Cash-on-cash return | 5.7% |
| DSCR (lender test) | 1.26 — PASS |
| 1% rule | 0.88% — FAIL |
| Verdict | Thin but viable — offer below ask |
The workbook also works backwards: tell it the return you require, and it computes your maximum offer price.
One .xlsx workbook (6 tabs) + a written guide. Opens in Excel, Google Sheets or LibreOffice.
Cash flow, NOI, cap rate, cash-on-cash, DSCR, GRM, 1% and 50% rule — each with a pass / warn / fail verdict written in English, not jargon.
Rent growth, appreciation, loan paydown, equity and profit-if-sold for every year you hold.
Models the rehab and cash-out refi, then gives the only number that matters — how much of your money stays trapped, and whether you hit an infinite return.
Cash flow across 9 rent levels × 6 vacancy rates, colour-coded, so you know your break-even before you sign, not after.
Numbers, physical, location, closing and rent-ready ops — including the "when to walk away" list. The sewer scope alone has saved buyers $10k.
Step by step: where to get each number, which ones people fake, and the max-offer trick professionals use to price an offer instead of guessing at one.
One deal you don't buy pays for this a thousand times over.
Instantly. Pay through Stripe, come back to this site, and the download page hands you the workbook and the guide straight away — nothing to wait for. Lost the tab? Go to /download and enter the email you used. Any trouble at all: [email protected], fixed or refunded the same day.
No. It's a standard .xlsx — it opens in Google Sheets (free) and LibreOffice too.
The maths is universal — the checklist's tax and licensing items are US-oriented.
No. It's a calculator and a checklist. The judgement is yours.