RentalReality – Rental Property Analyzer Google Sheets

Most rental property mistakes happen before the purchase. The numbers looked fine on the surface — rent covers the mortgage, the neighborhood is appreciating, the seller says it cash flows. But nobody accounted for vacancy, capital expenditures, property management, and maintenance. Strip those out and the "cash flowing" property is actually losing money every month.

RentalReality runs every deal through the real numbers before you make an offer. Green light, yellow light, or walk away — in 60 seconds.

How It Works

Enter the property details — purchase price, down payment, loan terms, expected rent, and your expense assumptions. RentalReality calculates your monthly cash flow, cash-on-cash return, cap rate, and gross rent multiplier automatically. The deal verdict gives you an instant green/yellow/red signal based on whether the property meets standard investment thresholds.

The 30-year forecast projects equity buildup, cumulative cash flow, and total return over the life of the investment — including appreciation assumptions you set. The quick compare feature lets you save multiple deals side by side so you can evaluate several properties before deciding which one to pursue.

1. Enter purchase price, down payment, loan terms, and expected rent
2. Enter expense assumptions — vacancy, CapEx, management, maintenance, taxes, insurance
3. Review the deal verdict — green, yellow, or red based on cash-on-cash and cap rate
4. Review the 30-year forecast for equity, cash flow, and total return
5. Save and compare multiple deals before making an offer

Who It's For

RentalReality is built for real estate investors — from first-time buyers evaluating their first rental to experienced investors screening multiple deals simultaneously. It's the right fit if you:

• Are evaluating a rental property and want to know if it actually cash flows after real expenses
• Want a deal verdict based on standard investment metrics, not just whether rent covers the mortgage
• Are comparing multiple properties and want a consistent framework to evaluate each one
• Want to see the 30-year return projection before committing to a 30-year mortgage
• Want a one-time analysis tool you own forever, not a subscription real estate platform

It's an acquisition analysis tool, not a property management system. Use it to evaluate deals before you buy — not to manage properties you already own.

What's Included

• Deal Input Sheet — purchase price, down payment, loan terms, rent, and all expense categories
• Deal Verdict — instant green/yellow/red signal based on cash-on-cash return, cap rate, and the 1% rule
• True Expense Calculator — accounts for vacancy, CapEx, property management, maintenance, taxes, and insurance
• Key Metrics Dashboard — monthly cash flow, cash-on-cash return, cap rate, and gross rent multiplier
• 30-Year Forecast — projected equity, cumulative cash flow, and total return over the life of the investment
• Quick Compare — save and compare multiple deals side by side before making an offer

Instant digital download. After purchase, you'll receive a link to copy the Google Sheet directly to your Google Drive. No software to install, works on any device.

Frequently Asked Questions

What is cash-on-cash return?
Annual cash flow as a percentage of total cash invested. The most important rental metric — 6%+ is solid, below 4% warrants scrutiny.

What expenses does RentalReality account for?
Vacancy, CapEx, property management, maintenance, taxes, and insurance — the expenses that turn paper cash flow positive into real-world negative.

What is the 1% rule?
Monthly rent ≥ 1% of purchase price. A quick screening test — RentalReality checks it as part of the deal verdict alongside cash-on-cash and cap rate.

How does the 30-year forecast work?
Enter appreciation and rent growth assumptions. RentalReality projects equity buildup, cumulative cash flow, and total return over the life of the investment.

Is this a subscription?
One-time purchase. Copy it to your Google Drive and own it forever. No fees, no account, no renewal.