Real Estate Deal Analyzer

How this tool works

Enter acquisition costs, loan terms, rent, vacancy, operating expenses, growth, holding period, and exit assumptions in the amber cells on the Inputs sheet. The workbook estimates property cash flow, loan balances, sale proceeds, and returns. The optional LP/GP model allocates available cash between investors and a sponsor.

The loaded property and loan values are illustrative and include historical assumptions. They are not a current property listing, loan quote, or recommended investment. Replace them with independently verified figures. Projections are estimates, not guarantees.

Where to find your results

1. Edit the amber cells on Inputs and press Enter.
2. Review Dashboard for an overview, Property Model for calculations, and Annual Projection for cash flow and debt over time.
3. Review Checks before relying on results. Investor Returns applies when the optional investor model is On. The Read Me sheet explains the model.

If outputs do not update, choose Formulas → Calculation Options → Automatic in Excel, then recalculate. Keep the original download as a reference and save each scenario as a separate copy.

What these numbers mean

Net operating income (NOI) is effective income less operating expenses. Cash flow also deducts principal and interest, replacement capital, selected sponsor fees, and loan insurance. A maturity balloon can require additional capital.

Cap rate and cash-on-cash return compare the first year’s modeled income or cash flow with purchase price or initial cash required. IRR summarizes the timing of modeled net cash flows. A preferred return is a distribution priority, not guaranteed income.

Compare lower rent, higher costs, vacancy, and a lower sale value. Positive projected returns do not establish that a property or investor structure is suitable for you.

Methodology & assumptions

• Property income: scheduled rent and other income are reduced by the selected vacancy and collection-loss rate. Management charges apply to effective income.
• Debt: one fixed-rate loan with monthly amortization is modeled. Principal-and-interest payments use the periodic payment method. An earlier maturity pays off the remaining balance with cash; no automatic refinancing is assumed.
• Operating metrics: cap rate = year-one NOI ÷ purchase price. Cash-on-cash = year-one cash flow before a maturity balloon ÷ initial cash required. NOI DSCR = NOI ÷ scheduled principal and interest; lenders may use different definitions.
• Projection: selected growth rates stay constant. Annual operating cash flows and the final sale occur at year-end. Sale costs and the remaining loan balance reduce exit proceeds. Replacement capital is treated as spent, not returned at exit.
• Returns: total return uses all contributed capital, including modeled later capital calls. Annual IRR is shown only when the cash-flow stream has exactly one sign change and the solver converges. An unavailable result is not a zero return.
• Optional LP/GP model: ownership shares determine funding. Simple, noncompounding unpaid preferred return carries forward. Available exit cash pays preference, returns capital pro rata, then splits residual profit using the selected promote. Actual legal agreements may differ.

The workbook excludes income taxes, depreciation, capital-gains taxes, refinancing, variable rates, construction downtime, irregular distribution dates, and complex waterfall tiers. Full definitions, input limits, and simplifications are on Read Me and Inputs.

Sources

Microsoft’s function documentation supports the workbook’s periodic loan and cash-flow methods. These references explain calculation mechanics, not whether an investment is suitable.

• Microsoft Excel: PMT (fixed periodic payments)
• Microsoft Excel: FV (periodic balance calculations)
• Microsoft Excel: IRR (periodic cash-flow returns)

Your workbook inputs

LVF receives no inputs from this workbook. It contains no macros, external data connections, or submission feature. Saving or sharing your copy through Excel, cloud storage, or another service follows that service’s privacy practices.

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Educational use

This workbook provides general education, not personalized investment, financial, tax, legal, accounting, or lending advice. Real estate investments can lose principal. Verify local information, property condition, financing terms, and liquidity needs with appropriate professionals before making a decision.

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