Rental Property Analysis Spreadsheet
A spreadsheet that answers the only question that matters before you offer on a rental: does this deal pay you to own it? It grades the property A to F against your own targets, shows cash flow after every real cost, and solves for your walk-away price.
This model says no more often than yes. At today's prices and rates most listings do not pay you to own them, and a tool that says otherwise is selling something. Nobody pays us when you buy a property, so the arithmetic has no reason to flatter the deal.
What the spreadsheet does
You fill in the blue cells on one Inputs page: price, down payment, rate, rent, taxes, insurance, and your operating percentages. Everything else calculates.
- The A to F deal grade. Scored against a published rubric: cash flow 35, cash-on-cash 30, lender DSCR 20, cap rate 15. The bands sit on the Assumptions tab in blue, yours to change.
- Cash flow after every real cost. Vacancy, maintenance, capital expenditures, management, real taxes and insurance. Rent minus mortgage is not cash flow; it is the number right before reality shows up.
- Cash-on-cash on all money in. The denominator includes closing costs, lender reserves, and an operating float, not just the down payment.
- Your walk-away price. The model solves for the highest price where the deal still meets your targets, so you negotiate from arithmetic instead of feel.
- A five year projection. Rent growth, expense growth, equity, and IRR, with an after tax view.
Two versions, pick by how deep you go
| Tab | Analyzer, $24 | Investor Model, $49 |
|---|---|---|
| Dashboard with A to F grade | Yes | Yes |
| Inputs, Assumptions, full Analysis | Yes | Yes |
| Walk-away price | Yes | Yes |
| 5-Year Projection with IRR and after tax view | Yes | Yes |
| BRRRR planner | No | Yes |
| Three deal comparison | No | Yes |
| Scenarios and Sensitivity | No | Yes |
Not for you if
- You want address lookup and automatic rent comps. That takes a data subscription; this is a one-time file you feed yourself.
- You want a tool that tells you every deal is great. This one grades most listings C or worse on purpose.
- You need a phone app. The file opens in Google Sheets and Excel on the web, but it is a spreadsheet, not an app.
The Investor Model, $49
All ten tabs, including the BRRRR planner, three deal comparison, scenarios, and sensitivity. Thirty day money-back guarantee, you keep the files.
Buy on Gumroad, $49Prefer Etsy? The same Investor Model is on Etsy, or start smaller with the eight tab Analyzer at $24.
Try before you buy
The free DealGauge calculator runs the same grading logic in your browser with no signup. If the way it thinks about deals makes sense to you, the spreadsheet is the same honesty with ten times the depth. The full methodology, including every formula and the audit history, is published on the methodology page.
Common questions
Does it work in Google Sheets?
Yes. Upload the file through File then Import then Upload and every formula carries over. It also opens natively in Excel, including the free web version.
Is this a subscription?
No. You buy the file once and it is yours forever. No login, no account, nothing expires.
How is the grade calculated?
Cash flow 35 points, cash-on-cash 30, lender DSCR 20, cap rate 15. The bands are printed on the Assumptions tab and you can change them. Every formula is visible.
Analyzer or Investor Model?
The Analyzer is eight tabs focused on one property. The Investor Model is ten tabs and adds BRRRR, a three deal comparison, scenarios, and sensitivity. If you are choosing between several properties or planning a refinance, take the Investor Model.
Refunds?
The Investor Model on Gumroad has a thirty day money-back guarantee and you keep the files. On Etsy, message the shop and we will make it right.
General information and educational content only, not investment, tax, or legal advice. Results depend on your inputs; after tax figures are illustrative. Verify every figure and consult a qualified professional before purchasing any property.