Real Estate Deal Analyzer Spreadsheet for Rentals, BRRRR and Fix & Flip
Keystead is a real estate deal analyzer spreadsheet for new and part-time investors who want a clear answer before they buy. Type in the price, rent, taxes, insurance and loan terms from a listing and Keystead works out cash flow, cap rate, cash-on-cash return, DSCR and the 1% rule, then checks every number against the targets you set. The same property is also scored as a BRRRR and as a flip, so you can see which strategy fits. Up to 10 deals sit side by side, ranked by a 0-100 deal score with an A to F grade.
Keystead is about analyzing deals before you buy. It does not track rent collection or expenses on properties you already own.
Who it is for
- New investors analyzing their first rental property or house hack
- Part-time investors comparing several listings at once
- BRRRR investors who need to know how much cash stays in the deal after the refinance
- House flippers who want the 70% rule, holding costs and a maximum offer in one place
- Agents and wholesalers who want a clean way to show a property’s numbers
Main benefits
- Know your walk-away price. The max-offer calculator finds the highest price that still meets your cash-flow, cash-on-cash and DSCR targets.
- Judge every deal by your own rules. Each metric shows PASS, CLOSE or FAIL against the targets you set on the Settings tab.
- Spot the best deal fast. The Compare tab highlights the best value in every row across 10 properties.
- See the long game. A 30-year projection shows rent growth, appreciation, loan paydown and equity, year by year.
- Nothing hidden. Every calculation sits on an open Engine tab you can audit.
Features
Rental property analyzer
- Monthly and annual income statement: gross rent, other income, vacancy, taxes, insurance, HOA, utilities, management, maintenance and CapEx
- NOI, mortgage payment, cash flow and cash flow per door
- Cap rate, cash-on-cash return, DSCR, 1% rule, gross rent multiplier, expense ratio and break-even occupancy
- Max offer calculator and a stress test of cash flow with rent 5-10% lower or higher and the rate one point lower or higher
BRRRR calculator
- Purchase loan interest and carrying costs during the rehab
- Refinance at your loan-to-value, payoff of the purchase loan and refinance closing costs
- Cash back at refinance, cash left in the deal, cash recovered %, equity, cash flow and cash-on-cash after the refinance
Fix and flip calculator
- 70% rule maximum allowable offer (the percentage is adjustable)
- Holding costs, loan interest, closing and selling costs
- Net profit, ROI, annualized ROI, profit margin and the max offer for your profit target
Planning tools
- Dashboard with KPI tiles, a strategy snapshot and charts: where the rent goes, 30-year value/loan/equity, cash flow by deal and score by deal
- Rehab budget with 24 line items per deal plus contingency
- 24-step due diligence checklist with progress bars
- Investor glossary in plain English
- One currency setting ($ by default) that updates every heading and tile
What is included
- Keystead-Real-Estate-Deal-Analyzer.xlsx with 13 tabs: Start Here, Dashboard, Deal Inputs, Rental Analyzer, BRRRR, Fix & Flip, 30-Yr Projection, Compare, Rehab Budget, Checklist, Glossary, Settings and Engine
- Keystead-User-Guide.docx: an illustrated guide with setup steps, every feature explained, tips, troubleshooting and FAQ
The file arrives clean and ready for your own deals. The listing images show sample data.
How it works
- Open Settings and choose your currency, your investing targets and default assumptions such as interest rate, down payment and vacancy.
- Enter each property in its own column on Deal Inputs. Leave a percentage blank to use your default.
- Pick a deal on the Rental Analyzer, BRRRR or Fix & Flip tab to see every number and the verdict.
- Open Compare and the Dashboard to rank all your deals.
File format and requirements
Excel-format .xlsx for Microsoft Excel; tested in LibreOffice Calc; built with standard functions that also work when you open it in Google Sheets. No macros or add-ins. Formula cells are locked to prevent accidents, and sheets are protected without a password so you can unlock them to customize. Font: Inter.
Customization
Change the currency symbol, every target and every default assumption on the Settings tab. Override any assumption for a single deal on Deal Inputs. Rename property types, deal statuses and rehab line items to suit your market.
Digital download
This is a digital product. No physical item will be shipped. Your files are available to download from your Taskdale account right after purchase.
Use cases
- Deciding whether a duplex listing cash flows at today’s interest rate
- Comparing a condo, a single-family home and a fourplex on the same scorecard
- Checking how much cash a BRRRR deal leaves tied up after the refinance
- Finding the maximum offer on a flip before you meet the seller
- Showing a partner or lender a clear one-tab summary of a deal
FAQ
Is this a landlord rent tracker?
No. Keystead analyzes deals before you buy. For tracking rent and expenses on properties you own, use a separate landlord spreadsheet.
Does it work in Google Sheets?
It is built with standard functions that also work when you open the .xlsx in Google Sheets. It was tested in LibreOffice Calc. In Google Sheets, use the sheet tabs to move around, because the tab buttons may not jump there.
How many properties can I analyze?
Ten deals side by side. Save a copy of the file to analyze more.
Can I change the 70% rule or my targets?
Yes. Every target, the max-offer rule percentage and all default assumptions are editable on the Settings tab.
Can I use a currency other than dollars?
Yes. Pick or type a symbol on the Settings tab and every heading and tile updates.
Is there a free version?
Yes. Keystead Lite analyzes three rental deals with a dashboard.
Is this financial advice?
No. Keystead is an educational planning tool. Results are estimates based on the numbers you enter. Verify everything with your own research and licensed professionals.
License
Personal use license. Use it for your own deals and make copies for your own backup. Do not resell, share, give away or redistribute the file or guide, including in modified form.
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