Real Estate Investment Analyzer Excel Spreadsheet: Rental Cash Flow, IRR, DSCR, Canada and USA

A complete, formula-driven real estate investment analyzer for Excel. Built by a working investor to replace a discontinued professional analysis package, and used daily to underwrite apartment buildings, commercial property and value-add deals.

Enter a property once and read the whole picture: a 20-year before-tax cash flow, a hypothetical sale in every year, IRR, MIRR, NPV, equity multiple, cash-on-cash, debt coverage, break-even ratio, yield on cost and loan-to-value, all on print-ready report pages you can hand to a lender or a partner under your own name.

What is inside (31 tabs)

- General settings, scenario toggle (base, optimistic, pessimistic) and the USA / Canada / UK mortgage convention toggle
- Quick Analysis: a two-minute screener with cap rate, DSCR, cash-on-cash, IRR and three price solvers
- Short-Term Analysis: flip or bridge-hold screener up to 36 months with profit, breakeven price and annualized IRR
- Residential rent roll (up to 40 units, with renovation windows) or a simple income entry
- Commercial income, lease by lease (escalations, recoveries, rollover, TI and leasing commissions) or aggregate
- Self-storage, hotel and seniors-housing income modules for mixed-use deals
- Annual Property Operating Data with 20 years of income and expense assumptions
- Up to three mortgages plus a refinance (interest-only periods, points, rate steps), with full monthly amortization schedules
- Operating Cash Flows, Analysis of Resale and a one-page Summary
- Property Executive Summary, Property Narrative, Photo Page, Resale Notes and a Business Plan page
- Partnership waterfall: preferred return with arrearage, IRR-hurdle tiers, fees, and per-$100,000 investor distributions
- Sensitivity tables for price, exit cap, vacancy and interest rate, an IRR grid and a price-for-target-IRR solver
- Nine live charts and a ground-up development pro forma

USA and Canadian mortgages

US mortgages compound monthly. Canadian fixed-rate mortgages compound semi-annually. One dropdown switches every loan, schedule and table between the two (a UK effective-annual option is included as well). This copy ships set to USA; switch it in one click.

How it works

1. Download the workbook and the Quick Start Guide (PDF).
2. Open in Microsoft Excel 2016 or later (Windows or Mac). No macros, nothing to enable.
3. Type your deal into the off-white input cells. Everything else calculates.
4. Print the report package with File > Print > Entire Workbook, or add your logo to the cover page first.

Details

- Pure formulas, no macros, no add-ins. Sheets are protected against accidental overwrites; the password is in the guide.
- Before-tax analysis. Hand the cash flows to your accountant for depreciation and tax.
- Verified against an independent financial model. Every release is recalculated and checked for errors before it ships.
- Not compatible with Google Sheets (charts and formatting do not survive the import). Numbers and LibreOffice open it, but Excel is the supported platform.

Licence

Single-user licence. Use it on as many of your own deals as you like and share the reports you produce freely. Do not resell, share or redistribute the workbook itself. No support or updates are included with the purchase price.

This is a digital product. No physical item will be shipped. Because it is delivered instantly, all sales are final. Projections are estimates based on your assumptions and are not a guarantee of future performance.