Stop guessing whether a deal works.
Most rental calculators give you a cap rate and call it a day. This one shows you what 10 years of ownership actually looks like — month-by-month debt paydown, year-by-year cash flow, appreciation, and what you walk away with when you sell. Change one input and the whole model rebuilds.
What's inside
Deal Inputs
Every assumption in one clean tab. Blue cells are yours, black cells are formulas. No spaghetti.
One-Page Summary
Cap rate, CoC, IRR, DSCR, GRM, break-even occupancy, plus 1% and 50% rule checks.
30-Year Projection
Rent and expense growth, appreciation, debt paydown, equity, and exit proceeds in a single table.
Full Amortization
Every monthly principal and interest payment for the life of the loan, with cumulative totals.
Sensitivity Grid
A 7×7 heatmap showing how your cash-on-cash return moves when price and rent shift ±15%.
Investor-Grade Formatting
Industry-standard color coding (blue inputs, black formulas), readable on any screen.
Why this over a free calculator?
- It's a spreadsheet, not a black box. Every number is a formula you can inspect, tweak, and break. No subscription. No account.
- It handles the full picture. Vacancy, property management, CapEx reserves, rent growth, expense growth, appreciation, selling costs — all there.
- Exit math is built in. Set your hold period; the model spits out equity at exit, total cash returned, IRR, and equity multiple.
- Use it forever. Analyze 1 deal or 100. No recurring fees.
- Free lifetime updates. Bug fixes and new features delivered via Gumroad.
Get it now
Delivered as a single .xlsx file. Opens in Excel, Google Sheets, and Apple Numbers. No account required to use.
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Questions
Does this work in Google Sheets?
Yes. Upload the .xlsx to Google Drive, right-click → Open with Google Sheets. All formulas convert cleanly.
What if I've never used a financial model before?
The first tab is a plain-English guide. The Inputs tab is color-coded — if a cell is blue, you can change it. If it's black, leave it alone. You'll be running deals in 10 minutes.
Can I use it for a duplex or small multi-family?
Yes. Just enter the total monthly rent from all units combined in the rent field.
Do you offer a refund?
Yes — 30 days, no questions. Gumroad handles it in one click.
Will I get updates?
Yes. Every buyer gets free lifetime updates delivered through their Gumroad library.