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Rental Property Analyzer — Excel & Google Sheets Template for One Property, Up to 8 Units

A rental deal looks fine until you add the vacancy, the management fee, the repairs and the capital reserve — and then it looks like something else. Most spreadsheets stop at the mortgage payment.

One-time purchase $29

Get the Analyzer — $29

Works in Excel and Google Sheets. One payment, yours to keep.

A rental property analysis dashboard on a light background showing monthly cash flow, cash-on-cash return, cap rate (purchase) and DSCR for a duplex. — The Dashboard: four headline numbers, and the eight behind them.

What the file does

Rental Property Analyzer takes one property with up to eight rental units and works it all the way through: what it earns, what it costs to run, what the loan takes, and what is left. It shows you the same property three ways — base, downside, and upside — projects thirty years, and lays out every payment of the loan with a column where you can type extra payments and watch the schedule change. Every metric it prints is also explained, in a tab of its own, including where that metric misleads.

The number

$326

Monthly cash flow after every expense and the mortgage

Sample deal, from the file. Not a typical result.

What's included

Eight tabs: Start Here · Setup · Dashboard · Dashboard Dark · Scenarios · Projection · Amortization · The Numbers
One property, up to eight rental units. Loans up to 30 years
410 cells you can type in — 50 in Setup, 360 in the Extra payment column of the Amortization schedule
A worked example already loaded, so nothing is ever blank
Four headline numbers: monthly cash flow · cash-on-cash return · cap rate (purchase) · DSCR
Eight supporting numbers behind them: net operating income, annual debt service, total cash invested, effective gross income, operating expenses, gross rent multiplier, break-even occupancy, and the 1% rule
Three scenarios side by side — base, downside, upside — driven by four levers you set in Setup, Step 4
A 30-year projection, one row per year
A full amortization schedule, 360 rows, with an editable Extra payment column
An equity chart over 30 years — the base case, from $82,078 in year one to $691,770 in year thirty, with both axes numbered
Protected sheets, password inside the file — every formula stays readable
A dark dashboard, the same view on a dark background
The Numbers, a metrics guide defining net operating income, cap rate (purchase), cap rate (market), cash-on-cash return, break-even occupancy, gross rent multiplier, the 1% rule, CapEx reserve, return on equity, and the terms you will hear that this file does not calculate
Works in Excel and Google Sheets, desktop and mobile
One payment. Yours to keep. No subscription

How it works

Setup, once
Four steps: the property, the money, income and operating expenses and growth assumptions, and your three scenarios.
Read the Dashboard
Four numbers up top, eight underneath, and a line that tells you in plain words what the property does each month.
Push on it
Change the four scenario levers, or type extra payments into the amortization column, and watch what moves.

What you see before you pay

Every image below is a screenshot of the file itself, with the worked example that comes loaded in it.

Three columns headed Base, Downside and Upside, each under a cyan header band, comparing the same rental property under three sets of assumptions. — Base, downside and upside, side by side.

A list of the eight tabs in the file with a one-line description of each. — The eight tabs, and what each one holds.

A capacity panel reading one property, up to eight rental units, loans up to thirty years. — The capacity of the file, stated plainly.

A dark rental property dashboard with four numbers across the top and a rising cyan line chart labeled equity over 30 years. — The same dashboard, drawn dark. A second tab, nothing to switch on.

Three numbered steps: fill in Setup, read the Dashboard, then change the scenario levers. — Setup once, read the Dashboard, then push on it.

The same dashboard shown in Excel and in Google Sheets, on desktop and on a phone. — Excel and Google Sheets, desktop and mobile.

A list of what the file does not do, including that it does not approve or reject a deal. — What the file does not do.

Compatibility

Microsoft Excel · Google Sheets · both mobile apps. No add-ons, no macros. Formulas are open — you can see every calculation.

Questions

Do I need Excel?

No. The file opens in Google Sheets and in the Excel mobile app, and behaves the same in both.

Is this a subscription?

No. One payment, and the file is yours to keep. There is nothing to renew.

Can I edit it?

Yes. Every formula is open to read. The sheets are protected so a stray click cannot delete a formula. In Excel: Review > Unprotect Sheet. The password is printed inside the file, in Start Here. In Google Sheets: you own your copy, so you can edit anything — Sheets will just ask you to confirm first.

Does it handle more than one property?

No — this file is one property with up to eight rental units. To line several properties up against each other, use the free Deal Screener.

How do I add a unit or a line item?

Type over the empty slots that are already there. Do not insert rows: the engine uses fixed cell references and inserting rows breaks them.

Can I use this for my taxes?

No. It is a calculation tool. See the disclaimer below, and take your numbers to a qualified professional.

Does it tell me whether the deal is good?

No. It shows you what the deal does, including the version where it goes wrong. Nothing in the file approves or rejects a property.

One property, all the way through

One payment of $29, and the file is yours to keep. No subscription, nothing to renew — and a one-page Welcome Guide arrives with it.