Airbnb Deal Analyzer Spreadsheet: Short-Term Rental Investment Calculator and Rental Arbitrage, Excel Sheets

★ 30-DAY MONEY-BACK GUARANTEE: if this template doesn't work for you, message us within 30 days of purchase for a full refund, no questions asked.

★ SAVE: this is 1 of 20 spreadsheets in the Complete Landlord Bundle, US edition etsy.com/listing/4599085170 or Canadian edition etsy.com/listing/4599064233

Will this Airbnb actually pay? Find out before you buy the property or sign the lease. Enter the deal, your expected nightly rate and occupancy month by month, and what each stay and each month costs you – this workbook shows revenue, NOI, cash flow, cash-on-cash return, cap rate, DSCR, payback and your break-even occupancy, compares it with renting the same place long-term, and stress-tests what happens if occupancy drops or rates fall. For Airbnb, VRBO and Booking.com hosts and investors in the US, Canada and elsewhere, in Microsoft Excel and Google Sheets.

Two ways to run a deal: Buy (purchase price, down payment, closing costs and a mortgage – US monthly or Canadian semi-annual compounding) or Rent (arbitrage) – lease from an owner and host it, with the monthly rent and upfront payment instead of a loan.

★ WHAT YOU GET
• ANALYZER – one deal on one page: purchase and loan (or rent to the owner), renovation, furnishing and setup, average stay, the cleaning fee you charge and other income per stay, platform fee %, management %, cleaning and supplies cost per stay, fixed monthly costs (utilities, internet, insurance, HOA / condo fees, software, other), property tax and licence per year, maintenance and CapEx reserves, and your targets. Results: gross revenue, booked nights, occupancy, average nightly rate (ADR), RevPAR, stays, every cost line, operating expenses, NOI, cash flow per year and per month, cash invested, cash-on-cash, cap rate, DSCR, break-even occupancy, cash payback, loan amount and monthly payment – each with a short note or a ✓ / ▼ against your target.
• SEASONALITY – 12 months of nightly rate, occupancy and owner-blocked nights. Days per month come from the year (leap years handled); rentable nights, booked nights, stays, nightly revenue, cleaning fees, other income, fees, per-stay costs, fixed costs, reserves, NOI, loan or rent and cash flow are worked out for each month and the year.
• SHORT-TERM vs LONG-TERM – the same property rented to a tenant (your long-term rent, vacancy, management and maintenance %, plus the property tax, insurance and HOA you'd still pay): long-term NOI and cash flow, how much more or less short-term earns, and the occupancy you'd need to match the long-term rental.
• SENSITIVITY – cash flow and cash-on-cash at 6 occupancy levels × 5 nightly-rate changes (every level editable), keeping your seasonal pattern and stay length. Plus conservative / base / optimistic scenarios side by side.
• COMPARE – a quick yearly side-by-side of up to 5 listings you're looking at (Buy or Rent): nights, revenue, operating expenses, NOI, cash flow, cash-on-cash, cap rate, break-even occupancy and a rank by cash flow, with a chart.
• DASHBOARD – a one-line verdict, 10 key numbers, the month-by-month table and short-term vs long-term, with two charts.
• CHECK COLUMNS that flag text in number cells, percentages over 100%, more blocked nights than days in the month, an occupancy without a nightly rate, an average stay under 1 night, bad mode or compounding choices and more – the Dashboard counts them for you
• START HERE guide in plain English – analyze your first deal in about 10 minutes

★ HOW IT WORKS
1. Download the .xlsx file instantly after purchase (Etsy › Purchases › Download Files).
2. Open in Excel – or upload to Google Drive and choose File › Save as Google Sheets.
3. Type over the clearly marked SAMPLE deal: the Analyzer first, then a nightly rate and occupancy for each month (comparable listings or a market-data tool are the best source), and read the Dashboard.

★ HOW THE NUMBERS WORK
Booked nights = (days in the month − blocked nights) × occupancy. Nightly revenue = booked nights × nightly rate; stays = booked nights ÷ average stay, and the cleaning fee and other income are charged per stay. Platform fee = fee % × (nightly revenue + cleaning fees); management, maintenance and CapEx = % × gross revenue; cleaning and supplies are per stay; fixed costs are spread evenly over the months. NOI = gross revenue − operating expenses; cash flow = NOI − loan payments (Buy) or rent to the owner (Rent). Cash-on-cash = cash flow ÷ cash invested; cap rate = NOI ÷ price; DSCR = NOI ÷ loan payments. Break-even occupancy is the occupancy where cash flow is 0 at your rates, stay length and seasonal pattern. Canadian mortgages: monthly rate = (1 + rate ÷ 2)^(1/6) − 1.

★ DETAILS
• Digital download – nothing will be shipped
• File: 1 × .xlsx (Excel 2010+ / Google Sheets; no macros, no add-ons, no subscription)
• Works with any currency label (USD, CAD …)
• Tested formula-by-formula against an independent model (US and Canadian mortgages checked against standard payments, rental arbitrage, 0% interest, all-cash, no bookings, a losing deal, a leap year, ties on Compare, cleared data and edge cases) – in LibreOffice and live in Google Sheets

★ AI DISCLOSURE
This template was designed by me with the help of AI tools (for drafting formulas, layout and text), then reviewed and tested before listing.

★ IMPORTANT
This is an estimating tool, not financial, investment, tax or legal advice – results are only as good as your assumptions, and short-term rental income is seasonal and can change quickly. Many cities, condo boards and leases restrict or ban short-term rentals, require a licence or permit, or cap nights per year: check the rules, and in Rent (arbitrage) mode get the owner's written permission, before you commit. Income tax, occupancy / sales taxes on stays, depreciation, financing fees and rate changes at renewal aren't included.

Licence: for your own investing. Please don't resell or share the file. Digital items can't be returned – but if anything doesn't work, message me and I'll fix it.