The Best Real Estate Deal Analysis Spreadsheet Ever… FREE!

Why start your real estate investment journey from scratch? The Real Estate Financial Planner™ team offers countless resources and tools to help you make the most of your investments, including The World's Greatest Real Estate Deal Analysis Spreadsheet™ for for free.

The World's Greatest Real Estate Deal Analysis Spreadsheet™

Version: Latest version is version 4.30 on June 10, 2020 which includes both the original spreadsheet (shown above) and a simpler version for quick analysis.

Download Your Free Analysis Spreadsheet [.xlsm]

Gone are the days of:

  • Buying unprofitable properties because you did not run the numbers — or worse, because you ran the numbers wrong
  • Getting stuck with loser, cash-flow-sucking dogs of properties that don't put money in your pocket each month
  • Worrying about a math error somewhere in your spreadsheet
  • Taking hours to analyze each property just to find out it is a non-deal

The Evolution of The Spreadsheet

When my best friend Brian Williams first put together The World's Greatest Real Estate Deal Analysis Spreadsheet™ he wanted to make sure it met four criteria:

  1. It was quick and easy to use for analyzing potential properties he wanted to buy.
  2. It was accurate, with no math errors.
  3. It could model basic buy-and-hold purchases of single-family homes.
  4. It could also handle more sophisticated strategies, such as buying multi-family properties, apartments, retail space, and industrial properties, as well as lease-options, subject-to, partnerships, and more

So he built the very first version to use for himself and began using to start buying rental properties. The more he used it, the more improvements he made.

Then, we began to teach deal analysis classes for real estate investors using the spreadsheet, and we got feedback from a wide array of real estate investors, including both first-time newbie investors and sophisticated, battle-hardened apartment buyers. Brian made improvements and used it himself. Others began to use the spreadsheet and shared what they loved about it and what Brian could do to make it better.

Brian toiled for hours and hours and hours over a period of years to perfect The World’s Greatest Real Estate Deal Analysis Spreadsheet™. With each improvement, he sought feedback from many of the 1,400+ member Northern Colorado Real Estate Investor Group.

Now you can download and use it for yourself — completely free using the download button above!

How to Use The Spreadsheet

Lowball Offers

The World's Greatest Real Estate Deal Analysis Spreadsheet™ allows you to easily see how your cash-on-cash return on investment is impacted when you need to make an offer above asking price or if you’re fortunate enough to be able to negotiate a below-asking-price “lowball offer”.

Purchase Price With Rent Sensitivity Table for Cash-on-Cash ROI
Purchase Price With Rent Sensitivity Table for Cash-on-Cash ROI from The Spreadsheet.

The table above shows you what happens to cash-on-cash return on investment for every 1% increase or decrease in purchase price from list price, as well as for each $50 variation in rent above and below your default rent estimate in your analysis.

For a detailed discussed on “lowball offers,” you may want to read The Ultimate Guide to Low Ball Offers for Real Estate Investors.

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?

We have over 14 hours of some of the best real estate deal analysis training available anywhere, taught by two experienced real estate investors: me and Brian.

Explore Our Deal Analysis Classes

You can also contact me in the comments with questions on how to best use The World’s Greatest Real Estate Deal Analysis Spreadsheet™!

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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4 thoughts on “Real Estate Deal Analysis Spreadsheet”

  1. Hey James, we’re both ostensibly pretty transactional people but you’ve got so many moving parts going in so many directions, I can’t keep up.
    I’d love to just buy some of your expertise if we could figure out how.
    First off, I’m not your targeted demographic. I’m not an RE investor, but an overly analytical home buyer (Nomad?) buying my own (non-conventional) residence — using investor methods.
    I have a bunch of spreadsheets — but would love to have yours if I can edit it — especially the macros — for my residential purposes.
    Would also love to buy downloadable files or documents on “creative deals” owner carry, wraps, subject to, etc. that I can share with a researcher.

    • Thanks for the comment Dru. Sorry you’re not able to keep up.

      Yes, we definitely focus on providing resources for buy-and-hold real estate investors, Nomads™ and house hackers. That is our target audience.

      You’re welcome to download Brian’s spreadsheet (aka The World’s Greatest Real Estate Deal Analysis Spreadsheet). He has it locked down so that anyone who is not an Excel expert can’t mess up the formulas and macros. If you’re an Excel expert you, of course, know how to unlock it so it is fully editable. If you need to ask Brian how to unlock it, you probably shouldn’t be messing with the formulas.

      I don’t think I offer downloadable files or documents for “creative deals” like owner carry, wraps, subject to for you to share with your researcher that I can think of except maybe the spreadsheet I created for modeling buying creative properties using marketing (linked below).

  2. Hello,

    Really great resources and lessons. Even though I am from Europe and focus on flats (its europe …), most of the things are applicable.

    Though I really had to dig and change the excel as Depreciation does not exist in Europe. We have here buildings old few centuries and people are still living in them. Also tax on RE is like nonexistent here 🙂

    If you have more ppl watching from EU, maybe add a feature to disable the depreciation part of the excel.

    Kind Regards,


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