Know in minutes whether a rental is worth buying.
A Google Sheet for landlords and investors in the US and the UK. Enter the price, rent and costs. It works out the cash you need, the cash flow, whether a lender is likely to lend, and how the deal holds up when things go wrong.
£39
You get the Google Sheet and a 21-page PDF guide. You need a free Google account to use the sheet.
Try it: what a two-point rate rise does to a deal
$220,000 house, 25% down, 30-year repayment loan
$4,410
cash flow a year, before tax
Meets your targets
- Interest rate
- 6.5%
- Cash needed to buy
- $70,100
- Cash-on-cash return
- 6.3%
- DSCR (lender minimum 1.20x)
- 1.35x, pass
- Your target return
- 6.0%
Worked examples with invented figures, taken from the Examples tab of the sheet. The sheet runs the same calculation on your own numbers.
What is in the download
- Deal Analyzer
- Enter one property. Read the cash needed, cash flow, yields, break-even occupancy, the lender test and a verdict against the return you set.
- Projection
- Ten years of rent growth, loan paydown and a sale, with IRR and equity multiple.
- Assumptions
- Stamp Duty bands, closing costs, tax rates and lender thresholds, in cells you can edit when the rules change.
- Examples
- A full US deal and a full UK deal to load and explore.
- User guide (PDF, 21 pages)
- Every input and result explained, two worked examples, and a section on stress testing a deal.
How it works
- Make your own copy. After you pay, you get a link that puts a copy of the sheet in your Google Drive.
- Enter your deal. Pick US or UK, fill in the yellow cells, or load an example first.
- Read the verdict, then stress it. Raise the interest rate, cut the rent, add vacancy. The guide shows how to test each one.
The US and the UK, handled separately
| What changes | US | UK |
|---|---|---|
| Terms you see | Cap rate, cash-on-cash, DSCR | Net yield, ROI, rental cover |
| Buying costs | Closing costs as a percentage of price | Stamp Duty from an editable band table, including the additional-property surcharge |
| Typical loan | Repayment, usually over 30 years | Interest-only is common |
| Lender test | DSCR, 1.20x minimum by default | Rental cover at a stress rate, 125% by default (145% for higher-rate taxpayers) |
| Income tax estimate | Mortgage interest and depreciation are deducted | Personal names get the Section 24 credit. Companies deduct interest. |
Who it suits
- Landlords and would-be landlords weighing a single residential rental in the US, England or Northern Ireland.
- Buyers who want to test a deal against higher rates, lower rent and more vacancy before making an offer.
- People comfortable editing a spreadsheet.
Who it does not suit
- Flippers, wholesalers and short-let operators.
- Buyers of multi-unit buildings, HMOs or commercial property.
- Anyone buying in Scotland or Wales who needs the local purchase tax.
- Anyone looking for tax or investment advice.
What it does not cover
- The Stamp Duty table covers England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) use different taxes and rates, so purchase costs there will be wrong.
- The higher flat Stamp Duty rate that can apply to companies buying expensive homes is not modelled.
- US state and local income tax, transfer taxes and passive-loss limits are not modelled. Income tax uses the single marginal rate you enter.
- Capital gains tax and US depreciation recapture are not included. Sale proceeds are shown before them.
- Flips, short lets, refinancing, multi-unit buildings and commercial property are not modelled. The hold period is limited to ten years.
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Check your next deal before you make an offer.
£39
You get the link to your own copy of the sheet and the PDF guide as soon as you pay.