Rental Property Deal Analyzer — Buy & Hold

Most rental “deals” die in the five minutes after the listing photos: the rent looks fine until vacancy, maintenance, management and the actual mortgage payment have their say. This analyzer runs the whole deal in one place and judges it against YOUR targets — not the seller’s. The pre-filled sample is a $240,000 house renting for $2,350 a month all-in: a 7.42% cap rate that passes its target, $255.58 a month of cash flow that misses its $300 target, a 4.44% cash-on-cash return against a 10% target — and one number that settles the negotiation: at $195,634 this same rent hits the 10% target exactly. The asking price is $240,000. That gap is the deal.

What it does for you:
– The full verdict on one tab: monthly and annual NOI, cash flow after the mortgage, cap rate, cash-on-cash return, DSCR (1.21 on the sample), gross rent multiplier, the 1% rule and the 50% rule — every classic screen, computed from the same inputs, no contradictions.
– Max price for YOUR cash-on-cash target: the analyzer solves backwards from your target return and tells you the most you can pay for this rent — $195,634 on the sample against a $240,000 ask. Offer from math, not from hope.
– Targets you set once: vacancy, maintenance and management percentages and your three targets (cap rate, cash-on-cash, monthly cash flow) live on Start Here. The verdict counts how many targets the deal meets — the sample meets 1 of 3, and the sheet says so to your face.
– A Sensitivity tab that stress-tests the deal: cash flow and cash-on-cash at rent −$200 to +$200 and price −10% to +10%, recomputed live from the analyzer. The sample’s cash flow swings from $91.58 to $419.58 across the rent range — see the fragility before you sign.
– The business around the deals: categorized expense log for your deal-hunting costs, a zero-based monthly budget that fills itself, and a dashboard with the whole verdict on one screen.

What’s inside (.xlsx, works in Excel AND Google Sheets):
– Start Here — plain-English setup + your settings (vacancy, maintenance %, management %, your three targets)
– Deal Analyzer — price, loan, rent and expenses in; NOI, cash flow, cap rate, cash-on-cash, DSCR, GRM, 1% and 50% rules, max price and verdict out
– Sensitivity — the same deal at 7 rent/price combinations, recomputed automatically
– Expense Log — deal-hunting spending, categorized
– Monthly Budget — zero-based, Budget vs Actual fills itself
– Dashboard — the verdict on one screen
– Monthly Summary — spending by month, Jan–Dec

Instant download. Yellow cells are yours to type in; every formula cell is locked (password sheetdaily, shown in Start Here) so nothing breaks by accident. The sample deal is pre-filled so you can see the math working — replace it with your own. Mortgage payments use the standard closed-form annuity formula (no PV/FV functions), so Excel, Google Sheets and LibreOffice agree to the cent. Analysis tool only — not financial or investment advice.