Property Financial Analyzer

How to Use This Tool

Property & Loans

Enter the property name, purchase price, and value allocation (land / improvements / personal property). Set up 1st and optional 2nd mortgage. Initial equity is auto-calculated.

Income & Expenses (APOD)

Enter Potential Rental Income, Other Income, and all operating expense line items. The tool calculates NOI, CFBT, and CFAT for Year 1. Utility and contract service labels are editable.

Assumptions

Set tax rates, vacancy rate, escalation rates for rent and expenses, depreciation lives, hold period, sale cap rates, and the NPV discount rate. These drive all downstream tabs.

10-Year Projection

Auto-generated table for all income, expense, NOI, debt service, CFBT, tax, and CFAT rows for each year. Green = positive cash flow; amber = negative.

Sale Analysis

Three cap rate scenarios show projected sale price, adjusted basis, gain calculation, tax on sale, and net proceeds before and after taxes.

Returns (IRR/NPV)

Side-by-side comparison of before-tax and after-tax IRR and NPV for all three sale scenarios, plus Year 1 quick metrics: cap rate, cash-on-cash, DSCR, and GRM.

TVM Calculator

Standalone financial calculator: enter any four of N, I/YR, PV, PMT, FV and solve for the fifth. Includes a full amortization schedule.

Glossary

APODAnnual Property Operating Data — Year 1 income/expense statement

PRIPotential Rental Income — 100% occupancy rent

ERIEffective Rental Income — PRI minus vacancy loss

GOIGross Operating Income — ERI plus other income

NOINet Operating Income — GOI minus total operating expenses

ADSAnnual Debt Service — total mortgage P&I per year

CFBTCash Flow Before Taxes — NOI minus ADS minus reserves

CFATCash Flow After Taxes — CFBT adjusted for income tax

Cap RateNOI ÷ Value — income yield without financing

DSCRDebt Service Coverage Ratio — NOI ÷ ADS; lenders want ≥ 1.25

IRRInternal Rate of Return — discount rate making NPV = 0

NPVNet Present Value — PV of future cash flows minus equity

GRMGross Rent Multiplier — Price ÷ Annual Gross Rent

CoCCash-on-Cash Return — CFBT ÷ Initial Equity

BasisAdjusted cost basis used for capital gains at sale

RecaptureDepreciation taxed as ordinary income at sale (25%)

Worked Example — $250,000 SFR

Property & Financing

Purchase $250,000 · Land 20% ($50k) · Improvements 75% ($187.5k) · PP 5% ($12.5k)
1st Mortgage: $200,000 at 7.00% / 30-yr amort · Equity: $50,000

Year 1 Income

Potential Rental Income (12 × $2,200)$26,400

Less Vacancy (7%)−$1,848

Effective Rental Income$24,552

Gross Operating Income$24,552

Year 1 Expenses ≈ $7,500

Real Estate Taxes$2,500

Property Insurance$1,200

Repairs & Maintenance$1,500

Water/Sewer$600

Miscellaneous$1,700

Total Expenses$7,500

NOI → Cash Flow

Net Operating Income$17,052

Annual Debt Service (7%/30yr)−$15,971

Cash Flow Before Taxes$1,081

Year 1 Quick Ratios

Cap Rate (NOI / Price)6.82%

Cash-on-Cash (CFBT / Equity)2.16%

DSCR (NOI / ADS)1.07×

GRM (Price / Annual PRI)9.47×

Sell at Year 10 (8% Cap Rate)

Year 10 NOI (3% growth)≈ $22,909

Sale Price (NOI / 8%)≈ $286,363

Less 7% Costs of Sale−$20,045

Less Mortgage Balance−$170,234

Sale Proceeds Before Tax≈ $96,084

Property Information

Property Name

Location

Type of Property

Size (sq ft / units)

Purpose of Analysis

Analysis Date

Value Allocation

Purchase Price ($)

Land (%)

Land Value ($)

Improvements (%)

Improvements Value ($)

Personal Property (%)

Personal Property ($)

✓ Percentages sum to 100%

1st Mortgage

Loan Balance ($)

Interest Rate (%)

Amortization (years)

Loan Term (years)

Payments / Year

Loan Fees / Costs ($)

Periodic Payment ($)

$0.00

Annual Debt Service ($)

2nd Mortgage (Optional)

Loan Balance ($)

Interest Rate (%)

Amortization (years)

Loan Term (years)

Payments / Year

Loan Fees / Costs ($)

Periodic Payment ($)

$0.00

Annual Debt Service ($)

Equity Summary

Purchase Price

Less: 1st Mortgage

Less: 2nd Mortgage

Initial Equity

Loan-to-Value (LTV)

0.0%

Combined Annual Debt Service

Annual Property Operating Data (APOD) — Year 1

Line Item	Input ($)	Calculated ($)	% PRI

* Vacancy rate, tax rates, and depreciation lives are configured in the Assumptions tab.

Tax Rates

Ordinary Income Tax Rate (%)

Capital Gains Max Rate (%)

Straight-Line Recapture Rate (%)

Income & Expense Escalators

Vacancy Rate (%)

Rent Escalator (% / yr)

Other Income Escalator (% / yr)

Expense Escalator (% / yr)

Analysis Period

Hold Period (years)

Capital Additions ($)

Depreciation (Cost Recovery)

Improvement Life (years)

27.5 yrs = Residential · 39 yrs = Commercial

Personal Property Life (years)

Annual Improvement Dep.

Annual PP Depreciation

Total Annual Depreciation

Sale Assumptions

Alternative 1 Cap Rate (%)

Alternative 2 Cap Rate (%)

Alternative 3 Cap Rate (%)

Costs of Sale (%)

Sale in Year

NPV Discount Rate

NPV Discount Rate (%)

10-Year Cash Flow Projection

Sale Analysis

Three cap-rate scenarios. Sale year: 10. Cap rates and costs of sale configured in Assumptions.

Year 1 Quick Metrics

Cap Rate (Y1)

—

Cash-on-Cash (Y1)

—

DSCR (Y1)

—

Gross Rent Multiplier

—

IRR / NPV — All Scenarios

Metric	Alt 1	Alt 2	Alt 3

Time Value of Money Calculator

End of Period (Ordinary Annuity) Beginning of Period (Annuity Due)

N — Number of Periods

I/YR — Annual Rate (%)

Payments / Year

PV — Present Value ($)

PMT — Payment ($)

FV — Future Value ($)

Solve for:

Result

—

Amortization Schedule

Year	Annual Interest	Annual Principal	Cumulative Interest	Remaining Balance
Enter PV, I/YR, and N to generate schedule.

Disclaimer: All calculations are estimates based on user inputs and standard real estate financial analysis formulas. Results are not guaranteed. Consult a qualified real estate professional, tax advisor, or investment counselor before making investment decisions. This tool is provided for educational and planning purposes only.