Rental Property Pro-Forma — 10-Year Deal Analyzer (Excel + Google Sheets)

Cheap rental calculators stop at cap rate. The expensive ones charge you every year, forever. This one doesn't do either.

A complete rental pro-forma in one spreadsheet: purchase, financing, and full loan amortization; every real operating expense (vacancy, taxes, insurance, maintenance, CapEx reserve, management, HOA); ten years of rent growth, expense growth, principal paydown, and appreciation; an exit-sale analysis; and IRR over whatever hold period you choose.

Analyzing an Airbnb instead? Flip one dropdown. Short-term rental mode swaps in nightly rate, occupancy, platform fees, and cleaning costs — the whole model follows.

The Dashboard grades the deal against bars YOU set: minimum monthly cash flow, cap rate, cash-on-cash, DSCR, and IRR. PASS or MISS, no drama.

• 1 × .xlsx file — works in Excel and imports cleanly into Google Sheets (IRR included)
• 5 tabs: Dashboard, Inputs, 10-Yr Pro-Forma, Amortization (360-month schedule), Read Me
• Quick-start guide included
• Every assumption editable; every default labeled as an illustrative example

One-time $29. No subscription. No login. Your deal, your numbers, your verdict.

Educational tool only — not financial, investment, tax, or legal advice.