For Investors
Rental Property Deal Analyzer
Type six numbers. Know in 60 seconds whether the deal actually cash-flows.
- Cap rate, DSCR, break-even rent
- Cash-on-cash, monthly cash flow
- Works in free Google Sheets
What it does
Inside the workbook.
Run a deal before you run out of time to walk away from it.
WHAT YOU GET
- A 5-tab workbook: START HERE · Analyzer · Compare · Portfolio · FAQ
- A dashboard that updates itself as you type
- Realistic example figures already filled in, so you can watch it work before you replace them
- A plain-English START HERE guide built into the file, plus a 11-question FAQ
WHY THIS ONE
- Works in FREE Google Sheets. Also opens in Excel. No add-ons.
- One-time purchase. No subscription, no account, no upsell.
- Nothing connects to your bank or your accounting software. You type the numbers in yourself.
- Input cells are unlocked and formulas are protected so a stray paste cannot break the math — and there is NO password, so you can unlock and change anything.
- Every formula was opened in a calculation engine, fully rebuilt, and checked against values worked out independently of the file. If one disagreed, it would not be on sale.
HOW IT WORKS
1. Download and open the file. Nothing to unzip.
2. Read the START HERE tab — about two minutes.
3. Type your numbers over the examples in the blue cells.
GOOGLE SHEETS
File > Import > Upload > choose the file > Replace spreadsheet. Every formula was written to work in Google Sheets as well as Excel — no XLOOKUP, no LAMBDA, nothing that breaks on import.
INSTANT DOWNLOAD
Available immediately after purchase under Purchases and Reviews. Nothing ships.
REFUNDS AND SUPPORT
Instant digital downloads cannot be returned automatically through Etsy. Message me — if something is broken or not what you expected, I will fix it or refund you.
AI DISCLOSURE
This workbook was built with AI assistance. Every formula in it was then opened in a calculation engine and tested against independently calculated values before it was listed. The math is checked, not assumed.
This is a digital file only. No physical item will be shipped.
The proof
Every figure, worked out twice.
Before this workbook was listed it was opened in a calculation engine, rebuilt, and every headline figure was compared to a value computed independently in code from the same seed inputs. This is an excerpt of that ledger.
- BuildGenerated from a written spec, opened in a calculation engine, fully rebuilt.
- RecomputeEach figure worked out again in code — never read back from the sheet.
- CompareCell by cell, to a stated tolerance. One disagreement and it does not go on sale.
| Sheet | Cell | Expected | Calculated | Figure | |
|---|---|---|---|---|---|
| Analyzer | F5 | 160,000 | 160,000 | ✓ | Loan amount |
| Analyzer | F6 | 40,000 | 40,000 | ✓ | Down payment |
| Analyzer | F7 | 51,000 | 51,000 | ✓ | Total cash in deal |
| Analyzer | F8 | 1,064.48 | 1,064.48 | ✓ | Monthly P+I via PMT |
| Analyzer | F11 | 21,600 | 21,600 | ✓ | Gross scheduled income |
| Analyzer | F13 | 20,520 | 20,520 | ✓ | Effective gross income after 5% va |
| Analyzer | F15 | 12,384 | 12,384 | ✓ | NET OPERATING INCOME |
| Analyzer | F16 | 12,773.81 | 12,773.81 | ✓ | nnual debt service |
Questions
Before you buy.
Does this work in Google Sheets?
Yes. Upload to Google Drive and open with Google Sheets, or File ▸ Import. Every formula uses functions Sheets supports — including PMT. Dropdowns, colour rules and protection all carry over.
Why is my cash flow lower than the listing's pro forma?
Because this sheet charges you for vacancy, maintenance, CapEx and management, and most pro formas quietly set those to zero. A roof and an HVAC unit are not optional expenses; they are just expenses you have not paid yet.
I self-manage. Should I still put 8% for management?
Yes. If the deal only works because you work it for free, it is a job, not an investment. Run it at 8% to see the real number, then keep the 8% as your paycheck if you buy it.
What is DSCR and why 1.25?
Debt Service Coverage Ratio — net operating income divided by the annual mortgage payment. Most commercial and DSCR lenders want at least 1.25, meaning the property earns 25% more than the payment. Below 1.0 the property cannot pay its own mortgage.
Is the 1% rule still real?
It is a screening shortcut, not a law, and in many 2026 markets almost nothing hits it. Use it to sort a list quickly, then judge on cash-on-cash and DSCR, which account for the actual financing.
Does it work in free Google Sheets?
Yes. Every workbook is built with an older, universal formula vocabulary so it imports into free Google Sheets without add-ons, and it opens in Excel as well. You get both in one purchase.
How was it tested?
The workbook was opened in a calculation engine, fully rebuilt, and 15 figures were compared to values worked out independently in code from the same seed inputs. One disagreement would have stopped the release. An excerpt of that ledger is on this page.
Get it
Rental Property Deal Analyzer — $19.99
Instant download on Etsy. Google Sheets and Excel versions in the same purchase. No subscription, ever.
Educational estimates only. These calculators and workbooks do the arithmetic on the figures you enter; they are general-purpose tools, not financial, investment, tax, legal, lending, insurance or construction advice, and no result is a quote, an offer, or a guarantee of any outcome. Results depend entirely on your inputs and assumptions. Verify anything you intend to rely on with a licensed professional — a CPA, attorney, lender, licensed contractor, or your own agent. WorkbookBarn and Marcos Gil accept no liability for decisions made using these tools. Marcos Gil is a licensed Kentucky real estate agent (License No. 296259) and is not a lender, CPA or attorney.