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Drawn by a licensed architect Rental Property Deal Analyzer — Buy & Hold · $19 Browse the collection
Quire Paper / Technical & professional / Rental Property Deal Analyzer — Buy & Hold
For Excel & Google Sheets

Most rental analyzers flatter the deal. This one makes the deal earn it.

The formulas are everywhere — NOI, cap rate, cash-on-cash. What quietly kills rentals is what goes INTO them: a make-ready number pulled from hope, and expenses that ignore vacancy, maintenance, capex, and management until the roof arrives all at once. This analyzer makes both honest. The make-ready estimate is walked line by line, the way a contractor walks a property — built by a licensed architect who prices real construction — and it feeds your true cash invested. Operating expenses run BOTH ways: fixed costs as line items, variable reserves as percentages of gross income. Then the whole chain runs live: NOI, cap rate, monthly cash flow, cash-on-cash, DSCR against your lender floor, GRM, and the 1% rule — each with a plain verdict. A 10-year projection compounds YOUR growth assumptions (set appreciation to zero and see if the deal stands on cash flow alone), and a 3-property comparison highlights the best number in every row and names the strongest candidate. To be clear about what you're buying: this is an analysis calculator — not investment, lending, or tax advice. Every assumption is yours; no market data is included.

Available soon See what's inside
Excel & Google Sheets · pure formulas, no macrosMake-ready estimate · expenses both ways · NOI, CoC, DSCR, GRM, 1% rule · 10-year projection · 3-deal comparisonEvery number user-supplied — nothing scraped, nothing presented as market data
Rental Property Deal Analyzer — Buy & Hold cover

The spreadsheet doesn't make the deal good.
It stops you from pretending it is.

The actual workbook

This is the dashboard itself — not a mockup.

As it opens in Excel or Google Sheets: the monthly-cash-flow hero next to the cash-on-cash hero, the verdict strip (this deal, the screens, ten years), the KPI ribbon, the 10-year projection milestones, and the 3-property shortlist with its wins verdict.

Rental Property Deal Analyzer — Buy & Hold — the actual workbook, full size
Shown with the included sample deal — a 3/2 single-family with a six-line make-ready estimate, reserves set at honest percentages, and two comparison candidates (one of which loses money, on purpose). Every number is user-supplied and illustrative; overwrite the green cells with your own deal and it all recalculates.
How it works

Walk the make-ready. Run the chain. Compound your assumptions.

One analyzer, one projection, one comparison — and a dashboard that reads all three.

01

Price the buy honestly

Purchase price, closing costs, down payment, rate, and term — the payment computes itself (real PMT, principal + interest). A six-line make-ready estimate, walked like a contractor with a contingency, feeds your total cash invested.

02

Run expenses both ways

Fixed costs as monthly line items — taxes, insurance, HOA, utilities. Variable reserves as percentages of gross income — vacancy, maintenance, capex, management. One chain, nothing forgotten.

03

Read the screens

NOI, cap rate, monthly cash flow, cash-on-cash, DSCR against the floor you set (1.20 is a common lender line), GRM, and rent-to-price against your 1%-rule target — each with a verdict in plain English.

04

Project ten years — your assumptions

Set rent growth, expense growth, and appreciation. The table compounds them into annual cash flow, the amortizing loan balance, equity, total return, and a simple annualized ROI — labeled a what-if, never a forecast.

05

Compare three candidates

The same math runs side by side on three properties. The best number in each ranked row highlights, a wins count tallies cap rate, cash flow, CoC, DSCR, GRM, and rent-to-price, and a verdict names the strongest candidate on paper.

06

Then operate it

Analysis is the front door. When you buy, the Landlord / Rental Property Tracker runs the rent roll, the ledger, and the maintenance log — same studio, same verified-formula standard.

What's inside

Five tabs. Zero macros. Every number a live formula.

  • DashboardMonthly-cash-flow and cash-on-cash heroes, three verdicts (this deal, the screens, ten years), a 6-KPI ribbon, projection milestones, and the comparison shortlist with its wins verdict.
  • Deal AnalyzerPurchase and financing with a live PMT, the line-item make-ready estimate, income, expenses both ways, and the full returns chain — NOI through the 1% rule, with verdicts.
  • 10-Year ProjectionThree green growth assumptions compound into income, expenses, NOI, cash flow, cumulative cash flow, property value, loan balance, equity, total return, and simple ROI — year by year.
  • Deal ComparisonEleven inputs per property, nine computed metrics, best-in-row highlights across six ranked metrics, and a wins verdict. Property A carries the analyzer's sample.
  • How to UseQuick start, every definition (NOI, cap rate, CoC, DSCR, GRM, the 1% rule, reserves), how the math works, the honesty framing, and the unlock password.
Inside Rental Property Deal Analyzer — Buy & Hold
Get it now
$19 · one-time

Rental Property Deal Analyzer — Buy & Hold

One-time $19. The Real Estate Investor Pack now covers all four exits — Fix & Flip / BRRRR, Wholesale, STR, and long-term buy & hold — and the same construction-literate repair math runs through every one. Pairs with the Landlord / Rental Property Tracker: analyze it here, operate it there.

Available soon
Instant download · Personal/single-business license · An analysis calculator — NOT investment, lending, tax, or legal advice, and no return or outcome is promised. Every assumption is user-set — rents, expenses, growth, appreciation — and no market data is included. The projection compounds your inputs; it does not predict markets. Verify rents, expenses, taxes, insurance, and loan terms independently before relying on any result.
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