Rental Property Analyzer: Cash Flow, Cap Rate, Cash-on-Cash, DSCR, Rent Comps, 5-Year Projection, BRRRR Refinance and Deal Compare (Excel + Google Sheets)

Run the numbers on a rental before you make an offer. Enter the price, rent, costs and loan, and see monthly cash flow, NOI, cap rate, cash-on-cash return, DSCR and gross rent multiplier, plus a 5-year projection, an optional BRRRR refinance, a 4-property compare and what-if tables.

Built for small landlords and people buying their first or next rental (1-4 units).

WHAT IT DOES

• Property Analyzer: year-1 income, vacancy, every operating cost, NOI, loan payment, monthly and yearly cash flow, cash invested, cash-on-cash, cap rate, DSCR, GRM and break-even occupancy. A simple grade (A-F) and pass/fail against your own targets.
• Rent Comps: up to 8 nearby rentals. Adjust each for size, bedrooms, bathrooms and condition, switch any comp off, and use the adjusted average, the median or rent per sq ft. Shows the low-high spread and can round the result down.
• Expenses: property tax, insurance, HOA, owner-paid utilities, lawn and snow, pest control and other costs, plus vacancy, management, leasing fees, maintenance and a capital reserve. Each by year, by month and as a share of gross income. Leave a percentage blank to use your default, or type your own.
• Financing: cash or loan, down payment, rate, term, points and closing costs. Monthly payment, payment with tax, insurance and HOA, cash to close, year-1 principal and interest, and the loan balance after 5 years.
• Optional BRRRR refinance: new loan from the after-repair value and your loan-to-value, refinance costs, cash back, cash left in the deal, new payment and cash flow, and a seasoning check.
• 5-Year Projection: rent growth, expense growth, appreciation and principal paydown. Cash flow, equity and what you would net if you sold at the end of each year, with total profit, IRR and a simple average yearly return.
• Deal Compare: four properties side by side under the same settings, graded and ranked by cash-on-cash.
• Sensitivity: monthly cash flow as rent and price change, and cash-on-cash as rent and the interest rate change. You pick the step sizes.
• The 1% rule and the 50% rule are shown as quick screens only, next to your real numbers.

WHAT'S INCLUDED

• 1 .xlsx workbook with 9 tabs: Start Here, Settings, Property Analyzer, Rent Comps, Expenses, Financing, 5-Year Projection, Deal Compare, Sensitivity
• A short buyer guide (PDF) with setup steps, plain-English definitions, where to find your inputs and how to open it in Google Sheets

HOW IT WORKS

1. In Settings, set your targets and default percentages for vacancy, management, maintenance and reserves.
2. Add rent comps, then enter the price, units, costs and loan.
3. Read the results, then check the 5-year view, the what-if tables and Deal Compare.

GOOD TO KNOW

• Digital download. Nothing is shipped.
• Works in Microsoft Excel and Google Sheets (free Google account). Uses standard formulas only, with no macros and no add-ons. No tabs are locked.
• Every default percentage, rate and threshold is an example you can change, not a standard or a recommendation. All addresses in the sample data are fictional.
• The 5-year projection uses the growth rates you choose. It is not a forecast; rents, costs and values can also fall.
• Income taxes and depreciation are not included.
• This is an estimating tool. It is not financial, investment, tax, lending or legal advice, and it can't tell you whether a property will make money. Check your numbers with your lender and a qualified professional.
• Made by Expanse Ventures with help from AI tools. Every formula was recalculated and checked against a separate model before listing.
• Because it's a digital file, we can't take returns. If a file doesn't work, message us and we'll fix it.