The World's Greatest Real Estate Deal Analysis Spreadsheet™
Version 2022.03

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New year, new deal analysis spreadsheet.

The World's Greatest Real Estate Deal Analysis Spreadsheet™ reimagined for 2022.

In a word: simplify

The new rental property analysis spreadsheet is simpler to use.

We've moved all the information we rarely look at when analyzing a deal from the main Inputs & Dashboard tab to the Overrides tab.

We took the 9 most important decision-making metrics, made them easy-to-read charts that take up 80% of the main tab.

In a phrase: simplify then empower

First, we simplified the input for making a decision if the property is a deal or not.

But, we also empowered you to do what you've never been able to do before in a deal analysis spreadsheet... override EVERYTHING.

Have suggestions? Found an error? Email [email protected]

Everything on One Screen

Use "Full Screen Mode" in Excel with 100% zoom to see the entire Inputs & Dashboard on one, reasonably-sized screen (1920x1080).

TWGREDAS - All On One Reasonably-Sized Screen
TWGREDAS - All On One Reasonably-Sized Screen

Easily Print to One "Landscape" Page

Want to print your deal analysis to share it with others? Easily print the entire Inputs & Dashboard on one "landscape" page.

TWGREDAS - Print to One Landscape Page
TWGREDAS - Print to One Landscape Page

Legal-sized paper is better, but letter-sized paper works.

Simplified Inputs

Everything you need, but nothing you don't.

Pre-Release Example of The World's Greatest Real Estate Deal Analysis Spreadsheet version 2022 - Input Section
Pre-Release Example of The World's Greatest Real Estate Deal Analysis Spreadsheet version 2022 - Input Section

Color coded:

  • Manilla Boxes: Inputs
  • Gray Background with Blue Text: Calculated

Advanced Input Overrides

Feel empowered: override just about ANY variable using the Overrides tab.

Override Just About Anything
Override Just About Anything

Sparklines help understand what is happening at a glance.

Drill down more if needed and see Return Quadrants™ and more calculated.

Different Tools

  • The World's Greatest Real Estate Deal Analysis Spreadsheet™ = analyzing a deal/property.
  • Real Estate Financial Planner™ = analyze/compare entire investment strategy/strategies, goals and risks.

The Real Estate Financial Planner™ software gives you unprecedented insight into how your entire strategy of stocks, bonds, commodities and, of course, rental properties performs in a variety of market conditions.

It answers questions about how quickly you can achieve financial independence and how much risk you have with each strategy you're considering with questions like:

  • Should I pay off my rentals? Sell some to pay off others?
  • Should I refinance? Cash out refi? Buy more properties when I refi? Invest in something else?
  • Should sell properties? Buy more properties when I sell? Invest in something else?
  • What if I stop working on this date?
  • What if I take social security on a specific date and/or buy an annuity?
  • Plus, much much more...

Export to Real Estate Financial Planner™

One-click export will allow you to go straight from deal analysis to full portfolio and strategy analysis.

Easily Export Charts for Presentations

Raising money?

Sharing your deal with a partner, spouse, lender, or banker?

Teaching classes?

Easily export charts from The World's Greatest Real Estate Deal Analysis Spreadsheet™ to Microsoft Power Point or Microsoft Word.

Export as an image like this:

1 - Monthly Cash Flow - Year 1
1 - Monthly Cash Flow - Year 1

Or, export as a dynamic chart that updates when you make changes to the original spreadsheet like this:

Return in Dollars as Embedded Chart in Power Point from TWGREDAS
Return in Dollars as Embedded Chart in Power Point from TWGREDAS

9 Primary Charts

The 9 Primary Charts
The 9 Primary Charts

  1. Monthly Cash Flow – Year 1
  2. Return in Dollars – Year 1
  3. Return on Investment – Year 1
  4. Returns if Sold (ROI and IRR) – Years 1-20
  5. Cash on Cash ROI & Cap Rate – Years 1-5
  6. Return on True Net Equity™ – Years 1-20
  7. Key Metrics – Annual – Year 1
  8. Non-Loan Expenses – Year 1
  9. Equities and Cost-To-Access – Years 1-20

Monthly Cash Flow – Year 1

1 - Monthly Cash Flow - Year 1
1 - Monthly Cash Flow - Year 1

Shows the monthly value of:

This tends to be the primary metric folks look at when analyzing a rental property.

Return in Dollars – Year 1

2 - Return in Dollars - Year 1
2 - Return in Dollars - Year 1

This shows you the Return in Dollars Quadrant™ values (in chart form) for year 1.

That's the dollar amount of each of the following in the first year:

  • Appreciation
  • Cash Flow
  • Debt Paydown, and
  • Cash Flow from Depreciation™

There is more to buying rental properties than cash flow. This chart shows you this succintly.

It answers the questions of:

  • How much did the property appreciate in year 1?
  • How much cash flow did you generate in year 1?
  • How much did you pay down in debt in year 1?
  • How much cash flow did your tax benefits of depreciation generate?
  • What was the TOTAL benefit (in dollars) you gained by owning this property in year 1? The number at the top in bold.

Then, it does the same numbers but also includes the amount you earned from reserves.

We have 2 "flavors" of reserves depending on how people choose to handle their reserves: 6 months of reserves in an account that earns 1% per year (RIDQ+R6™) or 12 months of reserves in an account that earns 8% per year (RIDQ+R12™). For more information on this concept, check out Everything You Learned About Deal Analysis is Wrong – ROIQ+R™.

Return on Investment – Year 1

3 - Return on Investment - Year 1
3 - Return on Investment - Year 1

In the last chart, we showed the DOLLAR AMOUNT from appreciation, cash flow, debt paydown and Cash Flow from Depreciation™... but this chart we show you that dollar amount divided by the Total Invested.

In the case of Return on Investment Quadrant + 6 Months Reserves (ROIQ+R6™) and Return on Investment Quadrant + 12 Months Reserves (ROIQ+R12™) it is the dollar amount divided by the Total Invested PLUS... either 6 months of reserves or 12 months reserves.

Astute investors will recognize that the "cash flow" ROI here is the same calculation as Cash on Cash Return on Investment.

Returns if Sold (ROI and IRR) – Years 1-20

4 - Returns if Sold - ROI and IRR
4 - Returns if Sold - ROI and IRR

This chart shows you the returns you'd earn if you sold the property calculated 3 different ways.

First, the total returns you earned for the entire holding period (after all sales costs) divided by the Total Invested and the number of years you held the property. This is the Annualized Return on Investment (aka Annualized ROI).

Second, the same calculation except the compounding rate of return version. This is the Compound Return on Investment (aka Compound ROI).

And finally, the Internal Rate of Return (IRR) calculation that better accounts for WHEN you put money in and take money out of the property to calculate the return you're earning on the investment. One could argue that this is the best return to use.

Many investors who plan on selling their property after holding it for a period of time will find this chart invaluable.

Cash on Cash ROI & Cap Rate – Years 1-5

5 - Cash on Cash ROI and Cap Rate - Years 1-5
5 - Cash on Cash ROI and Cap Rate - Years 1-5

In the Return on Investment chart above, we showed Cash on Cash Return on Investment as one of the returns.

It is so important to some investors that we list it again here and compare it to Capitalization Rate (aka Cap Rate).

Most investors prefer to use Cash on Cash Return on Investment, but a good number of investors prefer to use Cap Rate in their decision-making process.

So, here's both.

Return on True Net Equity™ – Years 1-20

6 - Return on True Net Equity - Years 1-20
6 - Return on True Net Equity - Years 1-20

After year 1, taking the dollar amount of return earned in that year and dividing it by the initial Total Invested when you bought the property becomes a less important measure.

One could easily argue that taking the dollar amount that you earn in that year and dividing by the equity you have in the property that year is a better measure of the return you're earning on the amount you have in the deal.

Further, one could argue even better that it is not the return you're earning on gross equity, but rather, the return you're earning on the money you'd walk away with after sales costs (real estate commissions, closing costs, depreciation recapture tax and capital gains tax).

Really, what you want to know is the return you're earning on the money you'd get if you exited the deal. If you sold the property, this is the return you'd need to earn on another, different investment to do better than this property.

This chart shows you the return you're earning from the 4 component returns (appreciation, cash flow, debt paydown and Cash Flow from Depreciation™) divided by True Net Equity™ (equity after all those sales costs) for the first 20 years.

It also shows the total return for all 4 component returns divided by True Net Equity™.

Key Metrics – Annual – Year 1

7 - Key Metrics - Year 1
7 - Key Metrics - Year 1

Some real estate investors would like to know Gross Potential Income (GPI), Gross Operating Income (GOI), Operating Expenses (OpEx), and Net Operating Income (NOI) for year 1.

So, that's what this chart shows.

Non-Loan Expenses – Year 1

8 - Non-Loan Expenses - Year 1
8 - Non-Loan Expenses - Year 1

Often investors will want to get a feeling for the expenses on the property. This chart shows the non-loan expenses for the property in the first year.

It also includes the dollar amount for the vacancy allowance as well.

Equities and Cost-To-Access – Years 1-20

9 - Equities and CTA - Years 1-20
9 - Equities and CTA - Years 1-20

Some real estate investors will want to either sell the property or refinance the property to access the equity in the property at some point in the future.

This chart shows the amount of equity (after all sales costs... which we define as True Net Equity™) that they'd walk away with if they sold the property.

It also shows the amount of equity they could walk away with if they did a cash out refinance of the property.

Additionally, it shows the cost-to-access the equity in both cases as a percent of the money they'd walk away with.

Did we miss a key metric you use to make a buying decision when analyzing deals? Have suggestions? Found an error? Email [email protected]

You can still drill down into the Overrides tab.

Modeling Variable Returns

Appreciation isn't always 3% per year (or whatever number you're using). One year it may be 3%, then next 0%, the next 6.13% and so on.

With The World's Greatest Real Estate Deal Analysis Spreadsheet™ you can use formulas for OVERRIDES to model variable returns for things like:

  • Appreciation Rate
  • Rent Appreciation Rate
  • Maintenance Rate

And, you can see how your investment might perform with variable returns.

For example, you could use =NORMINV(RAND(),0.03,0.01) to override Appreciation Rate and Rent Appreciation Rate.

The overrides might look like this:

Variable Return Modeling - Appreciation and Rent Appreciation
Variable Return Modeling - Appreciation and Rent Appreciation

And, the new charts on the Inputs & Dashboard might look like this:

The 9 Primary Charts
The 9 Primary Charts

Professional Sponsorship Licensing

If you're a professional that works with real estate investors (real estate agents/brokers, lenders, Accountants/CPAs, and financial planners) and want to license The World's Greatest Real Estate Deal Analysis Spreadsheet™ to have your contact information on it so you can give it to your clients, we offer the ability to license it and have your contact info on it.

Professional Sponsorship Licenses Available
Professional Sponsorship Licenses Available

Available in Two Editions: Silver and Gold

The Silver Edition includes everything above with the two tabs: Inputs & Dashboard and Overrides.

The Gold Edition has yet to be released but will have extra tabs and have additional dashboards/insights specifically for:

  • Partnerships - Extra dashboard and insight for modeling buying your property with more than one partner with, possibly, unequal investments, cash flow and equity allocations between the partners.
  • Return Quadrants™ - A summary tab showing a variety of Return Quadrants™ for your property.
  • Lease-Options - Extra dashboard and insight if you're considering selling the property to a tenant-buyer using a lease-option.
  • Should I Sell My Property - Extra dashboard and insight if you're considering selling your property.
  • Should I Refi My Property - Extra dashboard and insight if you're considering refinancing your property.
  • Track Your Property’s Performance - Because we now allow you to OVERRIDE just about any variable for any year, you can use TWGREDAS™ to keep track of how your property has performed over time and calculate returns based on actual performance (not just pro-forma).

James plans to work on the Gold Edition sporadically, irregularly over the next year or two. He accepts bribes (of significant size) to move the thing you need toward the top of the list. Pay for and schedule a "support" call with James to discuss what you want moved toward the top of the list.

Something wrong? Found an error? Got a suggestion? Email [email protected]

Or, if you need support with your specific situation or property, book a paid support call and we can go over the spreadsheet together.

Real Estate Bookkeeping Spreadsheet

The spreadsheet on this page is obviously for deal analysis, but we also offer a real estate bookkeeping spreadsheet you can use to keep track of all your rentals, including their income, expenses, and accounts. This bookkeeping spreadsheet includes super easy tools for inputting information to your taxes at year-end or for emailing to your accountant, bookkeeper, CPA, or other tax preparer.

Visit our real estate bookkeeping page to download this spreadsheet and read our tips how to get your real estate books organized and under control.

Learn More About Real Estate Bookkeeping

Need Deal Analysis Help?

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The Real Estate Financial Planner™
More Powerful Than A Deal Analysis Spreadsheet

If you want to go beyond simple deal analysis and analyze your entire portfolio and investment strategy, including real estate as well as stocks, bonds, and other investments, then there is no option more powerful than the Real Estate Financial Planner™ software.

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  • Over 100 premium real estate investing classes
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    • The World's Greatest Real Estate Deal Analysis Spreadsheet™
    • How to Improve Cash Flow on Rentals Checklist
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    • Qualified Business Income Deduction with Rental Property Log
    • Interest Rate Buy-Down Spreadsheet
    • Off Market Deal Business Marketing Tracking Spreadsheet
    • Buying Criteria Worksheet
    • 240-page book with detailed analysis of 10 different investing plans
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Here's a list of the classes included:

  1. 10 House Hacking Tips and Tricks for Real Estate Investors
  2. 10 Things I Wish I Knew Before Starting to Invest in Real Estate
  3. 10 Tips to Get Offers Accepted in Hot Markets
  4. 8 Money Saving, Risk Reducing Real Estate Investor Insurance Tips
  5. 9 Nastiest Nomad™ Mistakes
  6. Advanced Lease-Option Deal Analysis
  7. Advanced Real-Time Deal Analysis with Brian's New, Improved Spreadsheet
  8. An Alternative to Cash Flow - Saving Money With Rental Properties
  9. Analyzing Deals 101: an Intro to Cash on Cash Return on Investment
  10. Analyzing Deals 102 - Fix and Flips
  11. Analyzing Deals 201 - Selling with Lease-Option
  12. Analyzing Deals 303 - Subject-To and Lease-Options
  13. Analyzing Multi-Family Properties
  14. Analyzing Single Family Homes, Condos, Townhomes and Multi-Family
  15. Arguably the Best Class of the Year - Part 1
  16. Arguably the Best Class of the Year - Part 2
  17. Arguably the Best Class of the Year - Part 3
  18. Arguably the Best Class of the Year - Part 4
  19. Arguably the Best Class of the Year - Part 5
  20. Ask Me Almost Anything
  21. Asset Allocation Secrets of Real Estate Investors
  22. Better Credit for Better Deals: Improving Your Credit Score
  23. Beyond Cash Flow - The Return on Investment Quadrant™
  24. Bookkeeping and Accounting for Real Estate Investors
  25. Buying Down Interest Rates
  26. Buying New Houses as Investments and Nomads™
  27. Buying Properties on Lease-Option, Lease-Purchase or Subject To
  28. Cash Flow Power Meter™
  29. Cash Flow Versus Appreciation
  30. Catch Up Nomad™
  31. Closing Real Estate Deals
  32. College Nomad™ Overview
  33. Comparable Sales 101
  34. Contract to Buy and Sell Real Estate in Detail
  35. Contract to Close
  36. Converting Your Owner-Occupant Property To A Rental
  37. Creative Financing 101
  38. Crushing Your Real Estate Goals Using EV
  39. Deal Alchemy™
  40. Deal Analysis 301 Multi-Family
  41. Deal Analysis Post-Coronavirus
  42. Establishing Your Buying Criteria Workshop
  43. Evaluating Mortgages and Comparing Lenders
  44. Everything You Learned About Deal Analysis is Wrong - ROIQ+R™
  45. Financial Mindset and Overcoming Fear
  46. Finding Amazing Real Estate Investor Deals
  47. Fix and Flip Case Studies
  48. Fixer Upper Nomad™ Overview
  49. Go to College or Skip It to Invest in Real Estate
  50. Grit and Persistence - Brian's Story
  51. Hard and Private Money 101
  52. House Hacking versus Nomad™
  53. How to Analyze Deals with Brian's Spreadsheet
  54. How to Be the Ideal Client That Realtors Call First with the Best Deals
  55. How To Do A Deal Using Self-Directed 401Ks and Self-Directed IRAs
  56. How to Get Down Payment
  57. How to Get Your Next Deal Done After Coronavirus
  58. How to Go Broke Using the BRRRR Strategy
  59. How to Improve Cash Flow Workshop
  60. How to Nomad™ without Moving into Properties
  61. How to Select a Real Estate Agent
  62. Improving Cash Flow by Buying Down Interest Rates
  63. Insider Secrets of Experienced Home Inspector for Investors
  64. Interest Rate Buy Down Spreadsheet
  65. Interest Rate Scenarios for Nomads™
  66. Is Nomad™ Dead?!
  67. Just One More Rental Property - Part 1
  68. Legacy Nomad™ Overview
  69. Line of Credit Magic
  70. Little Down Nomad™ Overview
  71. Live Deal Analysis
  72. Looking at Profitable Investment Properties Tips and Tricks
  73. Low and Nothing Down Strategies That Work In Today's Market
  74. Low-ball Offer Case Studies
  75. Making Strong Offers That Get Accepted
  76. Negotiating Win-Win Inspections for Maximum Benefit
  77. Nomad™ - Ask Me Almost Anything
  78. Nomad™ 101
  79. Nomad™ 101 FAQs
  80. Nomad™ by Proxy
  81. One Crazy Night - Brian Solves All Your Real Estate Problems
  82. Owner Financing
  83. Paying Off Debt Optimization for Real Estate Investors
  84. Presenting a Deal to Potential Partners
  85. Presenting A Wholesale Deal To Investors
  86. Pros and Cons of Every Real Estate Investing Strategy Compared
  87. Real Estate Appraisals for Real Estate Investors
  88. Real Estate Investor Buying Process Overview
  89. Real Estate Investor Financing After Coronavirus
  90. Real Estate Investor Horror Stories
  91. Real Estate Investor Loan Comparison Deep Dive
  92. Reducing Risk While Nomading™
  93. Rental Property Tax Deductions
  94. Return on Investment and Return on Equity
  95. Rules of Thumb and the Sacred Numerology of Real Estate Investing
  96. Seller’s Property Disclosure Case Studies
  97. Should I Sell My Rental? ROTNEQ+R™
  98. Should I Wait for a Real Estate Dip to Invest in Real Estate?
  99. Side Hustles: Earn Down Payments Faster - The Amazon Class
  100. Strategies to Get the Lowest Monthly Payment When Buying
  101. Stress Testing Your Real Estate Investing Portfolio - Part I
  102. Structuring Partnerships - Part 1 of 2
  103. Structuring Partnerships - Part 2 of 2
  104. The Case AGAINST Investing in Real Estate
  105. The Two Best Investing Strategies For Our Market Right Now
  106. The Ultimate Guide to CapEx for Rental Property
  107. The Ultimate Guide to Earnest Money
  108. The Ultimate Guide to Market Corrections
  109. The Ultimate Guide to Private Mortgage Insurance
  110. The Ultimate Guide to Rent Comps
  111. The Ultimate Guide to Should I Pay Off My Mortgage
  112. The Ultimate Guide to the BRRRR Strategy
  113. The Ultimate Guide to VA Loans
  114. The World's Best Real Estate Investing Goal Setting Class
  115. Unleashing the Secret Power of Debt-To-Income for Real Estate Investors
  116. Using Poker to Make Real Estate Decisions
  117. Wait! Before You Make That Offer...
  118. Warning - The Dangers and Risks of Real Estate Investing
  119. What Happens If Values and Rents Don't Always Go Up As A Nomad™
  120. World's Greatest Deal Analysis Spreadsheet Unleashed
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