Free Rental Property Analysis Spreadsheet, No Signup Required

What's in the free file

• Start Here. A short setup guide, an optional property label, and a rundown of what the paid toolkit adds.
• Inputs. Thirteen deal inputs plus an optional "other monthly costs" line: purchase price, closing costs, rehab, down payment percentage, interest rate, loan term, monthly rent, vacancy, property tax, insurance, management, maintenance and capital expenditure reserves. The numbers in blue are an example deal; replace them with yours.
• Analysis. Everything calculated from the inputs: loan amount, monthly mortgage payment (using the PMT function), annual debt service, rent collected, operating costs, NOI, monthly and annual cash flow, total cash invested, cap rate, cash-on-cash return, DSCR, a 1% rule check and the gross rent multiplier.

That is the whole product: no hidden tabs or locked cells.

The example deal, and how it matches the online calculators

The workbook ships with the same example as the rental property ROI calculator: a $200,000 property, 20% down ($40,000), $4,000 closing costs, no rehab, 6.5% over 30 years, $1,800 monthly rent, 5% vacancy, $2,400 a year property tax, $1,200 a year insurance, and 8% management, 5% maintenance and 5% capex. It produces:

• Mortgage payment (principal and interest): $1,011.31 a month on a $160,000 loan.
• Rent collected: $20,520; operating costs: $7,294; NOI: $13,226.
• Cash flow: $1,091 a year, about $91 a month, on $44,000 of cash invested.
• Cap rate 6.61%; cash-on-cash return 2.48%; DSCR 1.09×; 1% rule 0.90% (below the 1% screen); GRM 9.26×.

For ideas about what each number means see the cap rate, cash-on-cash, DSCR, 1% rule and gross rent multiplier calculators.

How to use it in Excel

1. Download the file and open it in Excel.
2. Go to the Inputs tab and replace the blue example numbers with your property's numbers. Enter percentages as percentages (for example 5% or 0.05).
3. Open the Analysis tab. Every result updates as you change an input.
4. Change one input at a time (rent, rate, down payment) to see which assumption the deal is most sensitive to.

How to use it in Google Sheets

1. Open Google Sheets and go to File > Import.
2. Choose Upload and select the .xlsx file.
3. Choose Insert new sheet(s) or "Create new spreadsheet" and confirm.
4. All three tabs and every formula come across. Edit the Inputs tab and the Analysis tab recalculates.

What the free version leaves out

This is a deliberately smaller product, not a teaser. It leaves out:

• More than one property. It analyzes a single deal. Comparing several deals means copying the workbook or re-typing inputs.
• Dashboards and charts. There are no charts, rankings or portfolio views.
• Tracking real numbers after you buy. No rent roll, expense ledger, tenant or lease records, or maintenance log.
• Appreciation, tax and exit modeling. No total ROI with appreciation, depreciation, income tax or sale costs.

If you would use those, the Rental Property Manager Toolkit on Etsy tracks rent, expenses, tenants and maintenance across up to 8 properties with a dashboard of real cash flow and net income.

Need something built around your exact deals instead?

If you have a specific way of underwriting (BRRRR, multifamily, short-term rentals, your lender's template), the custom spreadsheet service builds a workbook around your numbers. It is $99 on Etsy, delivered in 5 business days.

Free online rental calculators

Prefer to type numbers into a web page instead? The same cluster of free calculators runs in your browser:

• Rental Property ROI Calculator — the hub: cash flow, cash-on-cash, cap rate, total ROI and the 1% rule in one place.
• Cash-on-Cash Return Calculator — annual cash flow divided by the cash you actually invested.
• Cap Rate Calculator — net operating income divided by price, independent of financing.
• Rental Property Cash Flow Calculator — monthly income, expenses, mortgage, break-even rent and DSCR.
• 1% Rule Calculator — a 10-second screen of rent against price.
• BRRRR Calculator — buy, rehab, rent, refinance: cash left in the deal and post-refi cash flow.
• DSCR Calculator — debt service coverage ratio and the maximum loan a rental can support.
• Gross Rent Multiplier Calculator — price-to-rent multiple, implied value from a market GRM, compared with cap rate.
• Airbnb vs Long-Term Rental Calculator — compare short-stay income to a standard lease.

Estimates only, not financial advice.