A rental property analyzer with vacancy, repairs, and CapEx reserves built in, so a deal can't look better on paper than it will in your bank account.
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One Excel workbook. Fill in the yellow cells and everything else calculates for you.
One deal per tab. Purchase price, financing, rent, and every operating expense, with nothing left out.
Pulls from all five tabs automatically. Compare deals side by side and see your combined NOI and cash flow.
DSCR, cap rate, cash-on-cash, 1% rule, break-even ratio, GRM, and expense ratio, each with a clear PASS or FAIL.
The Summary tab lines your properties up next to each other. Here's a sample with example numbers:
| Metric | Maple St Duplex | Oak Ave 4-Plex | Elm St SFR |
|---|---|---|---|
| Purchase Price | $185,000 | $340,000 | $120,000 |
| Gross Monthly Rent | $2,100 | $3,900 | $1,150 |
| NOI (Annual) | $15,420 | $26,830 | $7,240 |
| Cash Flow (Monthly) | $268 | $412 | ($96) |
| Cap Rate | 8.3% | 7.9% | 6.0% |
| Cash-on-Cash | 6.9% | 5.7% | (3.8%) |
| DSCR | 1.26x | 1.23x | 0.86x |
| DSCR Status | PASS | FAIL | FAIL |
Example values for illustration only. Your results depend on the numbers you enter.
Most free rental calculators leave out the costs that actually sink deals: vacancy, repairs, and capital reserves for the roof and HVAC you'll eventually replace. Skip those, and almost anything cash flows on paper.
This one includes them by default. Each property is checked against the same benchmarks lenders and experienced investors use, so you know whether a deal truly works before you make an offer.
The analyzer won't let you forget that.
I'm Michael Crouse. I own and manage 12+ rental units in Southern Illinois, built with the BRRRR method, and I still work a day job. I share real numbers and real deals, including the ones that didn't go as planned.
Want a second set of eyes on a deal? See how I work.
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