Investment Property Analysis — Excel Template

What This Template Does

Before you buy any investment property, you need to know if it actually makes financial sense. This spreadsheet models the complete financial picture — from month 1 cash flow through year 10 equity growth.

Enter the purchase price, down payment, loan terms, rent, and operating expenses. The spreadsheet calculates cap rate, cash-on-cash return, IRR, debt paydown, and 10-year net worth impact.

What's Included

Purchase analysis: all-in cost, loan amount, monthly payment
Monthly cash flow analysis (gross rent − all expenses − debt service)
Annual operating expense breakdown
Cap rate, cash-on-cash return, and gross rent multiplier
10-year cash flow projection table

6 Key Metrics Calculated

Cap Rate — Net operating income ÷ purchase price. The industry standard for comparing properties regardless of financing.
Cash-on-Cash Return — Annual pre-tax cash flow ÷ total cash invested. Shows return on your actual cash out of pocket.
Gross Rent Multiplier (GRM) — Purchase price ÷ gross annual rent. Quick valuation metric used by brokers.
Debt Service Coverage Ratio — NOI ÷ annual debt service. Lenders want this above 1.25.
Internal Rate of Return (IRR) — Total return accounting for time value of money over your hold period.
Equity Build — Principal paydown + appreciation estimate over 10 years.

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You receive:

✓ Investment-Property-Template.xlsx

✓ Works in Excel, Google Sheets, LibreOffice

✓ Free updates for life

10-Year Cash Flow Example

$200k property, 20% down, 7% interest, $1,500/month rent, 3% annual rent increase

Year	Cash Flow/mo	Debt Service	Cumulative Equity
Year 1	$290	$1,073	$13,400
Year 3	$780	$1,073	$33,200
Year 5 (rent ↑)	$1,020	$1,073	$53,200
Year 10	$1,800	$1,073	$106,400
Cumulative	$37,800	$128,760	$216,400

This Template vs. Online Calculators

Feature	This Template	Online Calculator
10-year cash flow projections	✅	❌
Debt payoff / equity build schedule	✅	❌
Cap rate + cash-on-cash + IRR	✅	⚠️ 1 metric only
Rent increase modeling (3%, 5%, custom)	✅	❌
DSCR calculation	✅	❌
Works offline — no subscription	✅	❌
Analyze unlimited properties	✅	✅

What Real Estate Investors Say

Trusted by portfolio investors

"I use this for every deal I look at. My agent knows if I send her an analysis using this spreadsheet, I've done my homework. It's helped me avoid two deals that would have been cash drains."

— Robert J., 12-unit portfolio, Chicago IL

"The 10-year projection is what sold me. I was buying properties based on year-1 cap rate and ignoring that my mortgage payment was fixed while rents go up. This showed me the real picture."

— Michelle T., new investor, Raleigh NC

"I presented this spreadsheet to my business partner and he finally understood why I'm so picky about deals. Numbers don't lie — this makes it easy to see exactly what you're buying."

— Andre W., real estate agent + investor, Nashville TN

"The DSCR calculation alone is worth the price. My bank requires 1.25 DSCR and this tells me instantly if a deal qualifies. Saved me from making an offer that would have been rejected."

— Paul S., 6-unit landlord, Milwaukee WI

FAQ

Common questions

What's a good cap rate for rental property?

It depends on your market. In low-cost markets (Midwest, South), 8–12% cap rates are common. In high-cost coastal markets, 4–6% is more typical. Use this template to compare properties in the same market — the cap rate is only meaningful as a comparison tool within the same area.

What's the difference between cap rate and cash-on-cash return?

Cap rate = NOI ÷ Purchase Price (ignores financing). Cash-on-cash = Annual cash flow ÷ Total cash invested (includes financing). Cash-on-cash is more useful when you're using leverage; cap rate is better for comparing properties regardless of how you finance them.

Can this handle multi-family properties?

Yes. Works for 1–4 unit residential properties. For 5+ unit commercial, the financing and analysis approach changes significantly.

Does it model rent increases?

Yes. You can set annual rent increase rates (default 3%) and see how cash flow improves over the 10-year hold period. This is critical — a deal that looks break-even in year 1 can be highly profitable by year 5 with natural rent growth.

Do I need Excel?

No. Works in Google Sheets and Apple Numbers. All formulas are pre-built.