Deal Analysis Calculator – What Am I Missing?
Realtor · Harford County, MD · Member since 2020 · 118 posts · 33 votes
I’ve put together a deal analysis calculator using a spreadsheet to quickly break down real estate deals and ensure profitability. Here’s what it includes:
📌 Purchase & Rehab Costs:
Asking Price
Estimated Rehab Costs
Profit Goal
After Repair Value (ARV)
📌 Holding Costs (6 months):
Property Taxes
Insurance Costs
Utilities & Maintenance
Loan Interest
Lending Fees
Total Holding Costs
📌 Closing & Transfer Costs:
Total Transfer Taxes
Title Insurance ($5.50 per $1,000)
Settlement Fees
Total Title & Closing Fees
📌 Selling Costs:
Agent Commission (5%)
Seller’s Share of Taxes (50/50)
Total Selling Costs
📌 Final Numbers:
Total Costs (Excluding Profit)
Maximum Offer Price
I’d love your feedback! What do you think? Am I missing any key expenses or considerations that could make this tool even better? Let’s refine it together!
Is this for a flip, BRRRR, buy hold?
what is rent, loan interest rate, ROI?
This is a list, I would do a spreadsheet including all this, creating new value and ROI. Debt coverage, GRM, which I prefer to use because it is easy to calculate or CAP rate.
It depends on what you are trying to accomplish.
| Property Name | Frog Town LLC | ||||
| Unit Description | # of Units | Square Feet | Stablized | Year 2 | Year 3 |
| 323 N Jefferson 3BR 2BA | 1 | 1300 | $1,255 | $1,350 | $1,400 |
| 325 N Jefferson 1,2 duplex 2BR 2BA each | 2 | 1600 | $1,745 | $1,755 | $1,800 |
| 329 N Jefferson 2BR 1BA | 1 | 750 | $915 | $950 | $1,050 |
| 336 338 N Washington 2BR 2BA, 5BR 2BA | 2 | 1800 | $1,895 | $1,950 | $2,000 |
| 348 N Washington - 4BR 2BA | 1 | 1350 | $1,395 | $1,395 | $1,450 |
| New build Description | # of Units | Square Feet | Stablized | Year 2 | Year 3 |
| 331 N Jefferson 1500 sqft 3BR 2.5 BA House | 1 | 1500 | $1,500 | $1,550 | $1,600.00 |
| Wash Rown Houses corner 4BR 3.5 BA - 1800 SQFT | 2 | 3600 | $3,700 | $3,800 | $3,900.00 |
| Wash Row Houses 3BR 4.5 BA - 1200 SQFT | 2 | 2400 | $3,100 | $3,200 | $3,300.00 |
| Wash Center 4BR 3BA - 1400 SQFT | 1 | 1400 | $1,700 | $1,750 | $1,800.00 |
| Washington duplex 5BR 4BA - 1600 SQFT | 2 | 3500 | $2,000 | $2,100 | $2,200.00 |
| Jefferson Row houses 3BR 3.5BA - 1300 SQFT | 6 | 7800 | $9,600 | $10,200 | $10,800.00 |
| Totals | 21 | 27000 | $28,805 | $30,000 | $31,300 |
| Income Summary | Stablized | Year 2 | Year 3 | ||
| Gross Annual Income | $345,660 | $360,000 | $375,600 | ||
| Less % Vacancy | 2.00% | 2.00% | 2.00% | ||
| Less $ Vacancy | $6,913 | $7,200 | $7,512 | ||
| Effective Rental Income | $338,747 | $352,800 | $368,088 | ||
| Effective Gross Income (EGI) | $338,747 | $352,800 | $368,088 | ||
| Expense Summary | Per Unit | Stablized | Year 2 | Year 3 | |
| Real Estate Taxes | 7.22% | $1,165 | $24,455 | $24,944 | $25,443 |
| Insurance | 0.96% | $155 | $3,250 | $3,315 | $3,381 |
| Maintenance/Repairs | 1.18% | $190 | $4,000 | $4,080 | $4,162 |
| Property Management | 10.00% | $1,646 | $34,566 | $36,000 | $37,560 |
| Advertising | 0.15% | $24 | $500 | $510 | $520 |
| Trash | 0.03% | $5 | $100 | $102 | $104 |
| Water/Sewer | 0.03% | $5 | $100 | $102 | $104 |
| Gas/Electric | 0.03% | $5 | $100 | $102 | $104 |
| Professional Services | 0.15% | $35 | $500 | $510 | $520 |
| Annual % Expense Increase | 2.00% | ||||
| Total Expenses | $67,571 | $69,665 | $71,898 | ||
| 19.95% | 19.75% | 19.53% | |||
| Proposed Financing Terms and Loan | |||||
| Purchase Price | $1,400,000 | ||||
| Improvements | $1,750,000 | ||||
| Purchase Price plus improvements | $3,150,000 | ||||
| Property Tax on New Value | $24,455 | ||||
| Down Payment | $787,500 | ||||
| Loan Amount | $2,362,500 | ||||
| Loan to Value Ratio | 75% | ||||
| Amortization | 25 | Years | |||
| Interest Rate | 4.50% | ||||
| Monthly Payment | -$13,132 | Pricipal and Interest | |||
| Escrows | Property Tax and Insurance | ||||
| Term | 25 year | ||||
| Loan Fee | One percent plus costs | ||||
| Summary | Stablized | Year 2 | Year 3 | ||
| Net Operating Income (NOI) | $271,176 | $283,135 | $296,190 | ||
| Debt Service | -$157,579 | -$157,579 | -$157,579 | ||
| Before Tax Cash Flow (annual) | $113,597 | $125,556 | $138,611 | ||
| Gross Rent Multiplier | 9.299 | 8.929 | 8.558 | ||
| Cap Rate | 8.61% | 8.99% | 9.40% | ||
| Cash on Cash Return | 14.43% | 15.94% | 17.60% | ||
| Price Per unit | $150,000 | $150,000 | $150,000 | ||
| Stablized Cap Rate | 8% | 7.50% | 7.50% | ||
| New Value | $3,615,677 | $3,775,132 | $3,949,194 | ||
| Sale Cost | 2% | -$78,984 | |||
| Cash Flow | |||||
| Down | -$787,500 | ||||
| Year 1 | $113,597 | ||||
| Year 2 | $125,556 | ||||
| Year 3 | $138,611 | ||||
| Sale Net Proceeds | $1,507,710.41 | ||||
| IRR | 28.3% | ||||
Hey Matthew,
Appreciate the detailed breakdown—definitely a strong framework for assessing deals. To answer your question, my calculator is mainly designed for flips, though it could be adjusted for BRRRR or buy-and-hold with additional inputs for rental income, loan terms, and long-term returns.
I like your point about including rent, loan interest, and ROI—those would be key for investors looking beyond a simple max-offer analysis. I'll consider adding GRM and CAP rate as well, since those give a clearer picture of long-term value.
Curious—what’s your go-to method for estimating future appreciation or rent growth? Do you prefer historical data, market trends, or a mix of both?
Looking forward to your thoughts!
Hey Matthew,
Appreciate the detailed breakdown—definitely a strong framework for assessing deals. To answer your question, my calculator is mainly designed for flips, though it could be adjusted for BRRRR or buy-and-hold with additional inputs for rental income, loan terms, and long-term returns.
I like your point about including rent, loan interest, and ROI—those would be key for investors looking beyond a simple max-offer analysis. I'll consider adding GRM and CAP rate as well, since those give a clearer picture of long-term value.
Curious—what’s your go-to method for estimating future appreciation or rent growth? Do you prefer historical data, market trends, or a mix of both?
Looking forward to your thoughts!
I think the safest way for rent to go up is 3%, and the same goes for value once the asset is stable. Value goes up slightly more, closer to 5%. It is better, but if the numbers work at 3%, then whatever else happens is gravy. If you know the average GRM in your area, it is very easy to estimate the value once the property is rented.
Example: This is the last thing I bought and will do a long-term hold. I bought a hotel with 22 rooms,10 RV spots, and two cottages in a Idhao, lake/ski town, for 1.5M. This was a very good deal; I was surprised they took my offer. $300K down, $300K improvements. We are putting in kitchens in the rooms and fixing a drain field issue and a few pumps. It is all easy, non-structural stuff. Then it will be work force housing. Rent 24@$1000 and 10 RV $600 = $30K.
I put the GRM at 150 x $30K = 4.5M new value. It will take 4 to 6 months to stabilize. It would sell fast if I listed it at 4.5M and might fetch over 5M if rates go down. It is very simple easy way to determine value. If I ran it like a hotel I would make quite a bit more money I just don't have time to deal with it.
Hey Matthew,
Appreciate the breakdown—love seeing the way you approach deals! My spreadsheet is mainly built for flips, but now you’ve got me thinking... maybe I should expand it to include BRRRRs and buy-and-holds too. 🤔
Right now, my focus is on making sure I’m accounting for all costs upfront—so no surprises later. I definitely include loan interest, but I don't have GRM or CAP rate in there yet. Would you say those are must-haves even for flips? Or more for rentals?
Your numbers are solid, by the way. That IRR at 28.3%—nice.