Deal Analysis Calculator – What Am I Missing?

[Alyson Anderson]

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!

[Matthew Becker]

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%