BRRRR Real Estate Calculator, Rental Property Deal Analyzer (Excel, Google Sheets)

6 QUICK ANSWERS BEFORE YOU BUY

1. What software do I need?
Google Sheets* with any free Google* account, or Microsoft* Excel* 2016 or newer on Windows* or Mac*. No macros, plugins or add-ins.

2. Does it handle hard money and short-term rentals?
Yes. Deal Inputs models cash or hard-money acquisition (loan-to-cost, rate, points), rehab period, lease-up and lender seasoning. For revenue, choose long-term leasing or short-term rental assumptions with nightly rate, occupancy and hospitality fees.

3. Is it beginner friendly, and what if I overwrite a formula?
Yellow cells are inputs, slate-gray cells are formulas, and the Engine and Amortization tabs are protected. Type over a formula and a warning fires immediately while the Formula Health badge on the Dashboard turns red, so you can undo in one click.

4. Does it arrive with sample numbers?
No. Both templates arrive completely blank, ready for your real deals. You receive the Excel* .xlsx file, a PDF with a one-click Google Sheets* copy link, and an illustrated instruction guide.

5. Can I show this to a lender?
Yes. The Lender Report tab is a polished one-page summary with sources and uses, deal metrics, your name and company, and a property photo slot. The model is an educational planning tool, not financial, legal or tax advice.

6. Is there a YouTube tutorial?
Yes. A step-by-step video walkthrough (about 8 minutes, with chapters and captions) analyzes a sample deal from the Rehab Budget and Deal Inputs to the deal grade, the Stress Test and the Lender Report. The link is in your download as a PDF.

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A BRRRR deal lives or dies on the refinance. If you do not know how much cash stays stuck in the property, you do not know the deal.

The BRRRR Real Estate Calculator by ProFormaGRID answers that in a dark, institutional-grade dashboard: cash left in deal, percent capital recovered, post-refi cash flow, cash-on-cash, refi DSCR, XIRR and an A-to-F grade with a plain-English verdict. Seventeen tabs and 3,400+ formulas, in Google Sheets* or Microsoft* Excel*.

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WHAT'S INSIDE (17 TABS)

• Start Here: 5-minute onboarding.
• Deal Inputs: purchase, closing, cash or hard-money terms, rehab timeline, lease-up, seasoning, LTR or STR revenue, operating expenses, refinance parameters, lender DSCR thresholds and JV equity splits.
• Rehab Budget: 25 line items across 6 categories, budget versus actual, status, and an adjustable contingency (15% default).
• Comps: 5 sales comps with adjusted price-per-square-foot ARV, plus 5 rental comps.
• Dashboard: cash left in deal, capital recovered, post-refi cash flow, CoC return, refi DSCR, day-1 equity, XIRR, equity multiple, A-F grade, refinance waterfall and pass/fail rule badges.
• Timeline: month-by-month cumulative cash from acquisition through permanent refinance.
• Stress Test: heat maps for appraisal haircut versus rehab overrun and refi rate versus LTV, plus break-even ARV and rent.
• Offer Calculator: maximum allowable offer via the 70% rule, 75% all-in rule, 1% rule and back-solved targets.
• 30-Year Projection: rent growth, expense inflation, NOI, debt service, equity and loan paydown.
• Amortization: full payment-by-payment schedule for the refinance loan.
• Deal Compare: up to 4 candidate properties side by side.
• Portfolio (Repeat): up to 15 completed BRRRR assets with aggregate totals and equity snowball.
• Exit Compare: BRRRR versus buy-and-hold versus fix-and-flip on the same property.
• Refi Checklist: credit score, reserves, DTI, lease, seasoning and DSCR readiness.
• Lender Report: printable one-page presentation summary.
• Glossary: every metric explained in plain language.
• Engine: protected calculation architecture.

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WHY INVESTORS UNDERWRITE WITH THIS

• Know your cash-out before you close. The refinance waterfall shows exactly what comes back.
• Stress the deal, not your nerves. Heat maps show what happens when the appraisal comes in light or rehab runs over.
• Make the right offer. Four offer rules back-solve to the safest purchase price.
• Walk into the bank ready. A one-page Lender Report replaces a scramble of screenshots.
• Scale the strategy. The Portfolio tab tracks the snowball across up to 15 properties.

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WHO THIS IS FOR

• Investors scaling through Buy, Rehab, Rent, Refinance, Repeat
• House hackers and hard-money borrowers bridging into permanent financing
• Investors pitching private money partners or commercial lenders

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WHAT YOU RECEIVE (INSTANT DIGITAL DOWNLOAD)

• Microsoft* Excel* workbook (.xlsx) for Excel* 2016 and newer on Windows* and Mac*
• Google Sheets Download Link PDF with a one-click copy link
• Illustrated Instructions PDF including how to resize cells without breaking formulas
• YouTube video tutorial link (PDF): an 8-minute step-by-step walkthrough
• 17 structured tabs with 3,400+ formulas
• Formula Health indicator on the Dashboard
• Templates arrive blank, zero demo data

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HOW IT WORKS

1. Complete your purchase and open your files from the Etsy* purchases page (the download link is also emailed to you).
2. Open the Excel* workbook on your computer, or open the Google Sheets Download Link PDF and click the link to make a private copy in your own Google Drive*.
3. Follow the Instructions PDF and the guide tab inside the workbook, type your numbers into the input cells, and watch the dashboard fill in. Prefer video? Watch the YouTube tutorial linked in your download.

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SUPPORT AND OUR PROMISE

Questions before or after you buy? Message ProFormaGRID through Etsy* and you will get a prompt, friendly reply. If something is not working the way it should, we will help you fix it. You can re-download your files any time from your purchases page.

Explore the full collection of ProFormaGRID templates at ProFormaGRID.com

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LICENSE AND LEGAL

Instant digital download; no physical item will be shipped. This template is not made to order. Licensed for personal use. Please do not resell, redistribute, share or recreate this workbook in whole or in part. Copyright ProFormaGRID. All rights reserved.

This template is an educational planning tool, not financial, tax or legal advice. Projections are estimates, not guarantees.

*Google Sheets, Google Drive and Google are trademarks of Google LLC. Microsoft, Excel, Windows and Microsoft 365 are trademarks of Microsoft Corporation. Mac, iPad and iPhone are trademarks of Apple Inc. Etsy is a trademark of Etsy, Inc. ProFormaGRID is an independent shop and is not affiliated with, endorsed by or sponsored by any of these companies.