Real Estate Investment Spreadsheet: Rental, BRRRR & Flip Analyzer

Run the numbers before you make an offer on a rental, BRRRR or fix-and-flip deal. This real estate investment spreadsheet calculates cash flow, cap rate, cash-on-cash return, DSCR and long-term IRR in Excel or Google Sheets—without separate calculators.

Stop juggling five separate calculators, a notes app and a gut feeling. This is one connected deal analyzer for real estate investing: enter an investment property's numbers once and every downstream metric, the five-deal ranking and the Dashboard all recalculate together. Change the purchase price or the rent, and the whole workbook answers back. No macros, no subscription — you own the file.

WHAT IT TELLS YOU BEFORE YOU COMMIT
· Buy and hold — a full rental property calculator: cash flow, cap rate, cash-on-cash, DSCR, GRM, the 1% and 50% rules and break-even rent.
· BRRRR — purchase, rehab, refinance and post-refi returns, with an infinite-return flag for the deal that hands your whole investment back. The sample BRRRR leaves only $8,000 in the deal.
· Fix and flip — rehab budget, ARV, net profit, ROI and an automatic 70% Rule check for house flipping. The sample flip gets flagged for sitting $6,000 over its $174,000 maximum allowable offer — before anyone bids.
· Five deals, ranked — the Multi-Property Compare tab holds up to five deals side by side and ranks them by cash-on-cash automatically.
· Thirty years forward — the 30-Year Proforma models rent growth, loan amortization, property value, equity, sale proceeds, IRR and equity multiple, year by year. The fictional sample deal projects an 11.27% IRR and a 12.94x equity multiple by year 30.
· Nightly or monthly — the short-term rental tab models the same property as a nightly STR and compares it directly against the long-term lease, so that debate finally gets a number.

THE TEN TABS
1. Start Here — orientation and the colour-coding key.
2. Settings — global assumptions that flow into every tab.
3. Buy & Hold Analyzer — long-term rental cash flow and every core metric.
4. BRRRR — the full buy-rehab-rent-refinance picture.
5. Fix & Flip — budget, ARV, profit and the 70% Rule check.
6. Multi-Property Compare — up to five deals, ranked side by side.
7. 30-Year Proforma — equity, IRR and sale proceeds across three decades.
8. STR / Short-Term Rental — nightly-rental modelling and the head-to-head comparison.
9. Dashboard — every key metric and a 30-year equity chart at a glance.
10. LISTS — a hidden helper tab that powers the dropdowns; you never touch it.

CAPACITY
Up to five deals ranked at once in Multi-Property Compare, a year-by-year proforma running the full 30 years, and a file you reuse for every deal you look at.

WHAT YOU RECEIVE (one ZIP, instant download)
· RealEstateInvestmentAnalyzer.xlsx — the blank template, ready for your own numbers
· RealEstateInvestmentAnalyzer_SAMPLE.xlsx — a fully worked fictional example deal
· User-Guide.pdf — how each tab works, the colour key and a worked example
· Google-Sheets-Instructions.pdf — a 30-second import guide, plus currency and locale notes
· Setup-Tutorial.mp4 — a short screen tour through every tab
· Licence.pdf — single-business licence in plain language
· START-HERE.txt — what to open first

COMPATIBILITY
Built in Microsoft Excel (2016 or newer, and Microsoft 365) for Mac and PC, and made Google Sheets-safe — no macros, no add-ons and no XLOOKUP dependency; every lookup uses INDEX/MATCH so it behaves the same after the 30-second Google Sheets import. Instructions PDF included.

PAIRS WITH
The Rental Property Tracker Spreadsheet in this shop picks up where this leaves off — analyze the deal here, then track the property you actually buy. Agents who invest also use the Real Estate CRM Spreadsheet for the client side.

FAQ
Q: Does it work in Google Sheets or only Excel?
A: Both. It is built with Google Sheets-safe functions only — INDEX/MATCH, no macros — and the included guide covers the 30-second import.
Q: Can I analyze my own deal, not the sample?
A: Yes. Every light-blue cell is an input; overwrite the sample numbers and every calculated cell updates.
Q: How many properties can I compare?
A: The Multi-Property Compare tab holds up to five deals at once and ranks them by cash-on-cash automatically — and you can reuse the file for as many deals as you like.
Q: Do I need add-ons or a paid account?
A: No. It opens directly in Excel 2016 or newer, or in a free Google account — nothing extra to install.
Q: Does it model short-term rentals?
A: Yes — the STR tab models the property as a nightly rental and puts the result directly beside the long-term numbers.
Q: Is this a subscription?
A: No — a one-time download you keep and reuse for every deal you analyze.
Q: Can I share it with my investing partners?
A: The licence covers one business. If a partner wants their own copy, please point them to the listing.

SUPPORT
If a file won't open or a formula misbehaves, message me here on Etsy and I'll fix it or replace the file. I read and answer every message myself.

GOOD TO KNOW
This spreadsheet is a record-keeping and planning tool. It does not provide financial, tax, legal or investment advice.
Projections depend entirely on the assumptions you enter — confirm figures, rates and local rules with a licensed professional before making any investment decision.
All numbers shown in the images are from a fictional sample business used for demonstration.
Designed and built by me with AI assistance, then tested against independently computed check-numbers before listing.

Microsoft, Excel and Microsoft 365 are trademarks of Microsoft Corporation. Google Sheets is a trademark of Google LLC. This product is an independent template and is not affiliated with, endorsed by, or sponsored by these companies.