--- title: "Rental & BRRRR Analyzer Spreadsheet (Excel, Google Sheets)" description: "A rental and BRRRR spreadsheet that prices the rehab the way a contractor does: by area, line by line, at your prices. A behind the walls checklist raises…" url: "https://builtbyestrada.ai/products/rental-analyzer/" lang: "en" --- # Rental & BRRRR Analyzer Construction and Housing line A rental and BRRRR spreadsheet that prices the rehab the way a contractor does: by area, line by line, at your prices. A behind the walls checklist raises the contingency for foundation, roof, plumbing, wiring and termite trouble. Then it runs the loan, the refinance and a 10-year projection, and gives a GREEN, YELLOW or RED verdict against your own minimums. Google Sheets and Excel file Fare $47 founding price until January 31, 2027 · then $67 Secure checkout by Stripe, which adds sales tax where it applies. You download the file as soon as you pay. Not what you needed? [Write to us](mailto:hello@builtbyestrada.ai) within 30 days of purchase and we refund you in full. LIVE · try it A1 [Download the free version (.xlsx) ↓](https://builtbyestrada.ai/downloads/rental-analyzer-free.xlsx) Free file: one Analyzer tab for a buy and hold with a six line rehab. BRRRR, rehab by area and the other tabs are in the full version only. See what each one has ## What you do, what the sheet does YOU THE SHEET You list the rehab by area It totals each area and adds the contingency You answer the behind the walls checklist Each Yes raises the contingency You pick how you pay for it It works out points, interest during the rehab and the refinance You set your minimums The verdict turns GREEN, YELLOW or RED ## What the full version has - Deal inputs: price, closing costs, rent per unit, vacancy, taxes, insurance, HOA, management, reserves - Rehab estimate: 14 areas, line items with quantity × unit cost at your prices - Behind the walls checklist: nine things a contractor checks first; each Yes raises the contingency - Financing: cash, conventional, DSCR, hard money with points, private money and HELOC, side by side - BRRRR refinance: ARV, loan to value, seasoning, cash pulled out and cash left in - Results: cash flow, cap rate, cash on cash, DSCR, 1% rule and a verdict against your minimums - 10-year projection with equity and IRR; sensitivity for rent, rates, rehab overruns and high vacancy - Compare three properties, build to rent vs. buy, and a one page lender summary ## Who it is for Investors buying a 1 to 4 unit rental to fix up, rent and refinance, and the contractors who build for them. Built for anyone who wants the rehab number to come from a real scope. Every prefilled number says EXAMPLE: rents, taxes, insurance, loan terms and rehab prices. You replace them with this property's numbers. None of them are facts about any market. Rental-BRRRR-Analyzer.zip SCREENSHOTS · full version [![Rental & BRRRR Analyzer: the Deal inputs tab, with EXAMPLE data](https://builtbyestrada.ai/img/products/rental-analyzer/1-720.webp)](https://builtbyestrada.ai/img/products/rental-analyzer/1-1440.webp) Deal inputs: tab with EXAMPLE data [See the whole tab](https://builtbyestrada.ai/img/products/rental-analyzer/1-1440.webp) [![Rental & BRRRR Analyzer: the Rehab estimate tab, with EXAMPLE data](https://builtbyestrada.ai/img/products/rental-analyzer/2-720.webp)](https://builtbyestrada.ai/img/products/rental-analyzer/2-1440.webp) Rehab estimate: tab with EXAMPLE data [See the whole tab](https://builtbyestrada.ai/img/products/rental-analyzer/2-1440.webp) [![Rental & BRRRR Analyzer: the Lender summary tab, with EXAMPLE data](https://builtbyestrada.ai/img/products/rental-analyzer/3-720.webp)](https://builtbyestrada.ai/img/products/rental-analyzer/3-1440.webp) Lender summary: tab with EXAMPLE data [See the whole tab](https://builtbyestrada.ai/img/products/rental-analyzer/3-1440.webp) Screenshots of the full version, taken from the real file. Every number in them is an EXAMPLE. ### Free version and full version The free file is a smaller version and does not include everything: it runs one property as a buy and hold with a short rehab list, without the BRRRR refinance, the rehab by area or the other full version tabs. FREE FILE (.XLSX) - 2 tabs: Start here, Analyzer - One property, buy and hold, cash or one loan - Six line rehab with one contingency - Cash flow, cash on cash, DSCR, cap rate and the verdict [Download the free version (.xlsx) ↓](https://builtbyestrada.ai/downloads/rental-analyzer-free.xlsx) FULL VERSION · $47 - 11 tabs, Start here included - Rehab by area (14 areas) with the behind the walls checklist - Six loan types side by side, hard money and HELOC included - BRRRR refinance, 10-year projection, sensitivity - Compare three properties, build to rent, lender summary Buy the full version → ## HOW THE REHAB BUDGET WORKS **Read how the rehab estimate and the contingency work** ## How the rehab budget works Most rental calculators ask for one number for repairs. On a fixer, that number decides whether the deal works, so this workbook builds it the way a contractor prices a job. ### 1\. Scope by area List the work area by area: roof, exterior, foundation, kitchen, bathrooms, floors, plumbing, electrical, HVAC, windows and doors, paint, yard, permits. Each line is a quantity times a unit cost, at your prices or your contractor’s bid. The sheet totals each area, so you see where the money goes before you make an offer. ### 2\. A contingency for what’s behind the walls Every rehab finds something. The question is how much to hold back for it. You set a base contingency, then answer nine questions a contractor asks on a walkthrough: | Check | What to look for | | --- | --- | | Foundation | Cracks in the slab or brick, doors that stick, floors that slope | | Roof | An old roof, soft decking, water stains on ceilings | | Plumbing | Cast iron or clay drains, galvanized or polybutylene supply lines | | Electrical | Federal Pacific or Zinsco panel, aluminum branch wiring, no ground | | Termites and rot | Mud tubes, soft sills, damaged trim | | Water and mold | Stains, a musty smell, past flooding | | Built before 1978 | Lead safe work rules apply to paint and demo | | Vacant 6+ months | Utilities off, pests, freeze or heat damage | | Unpermitted work | Additions or garage conversions with no permit | Each Yes adds a percentage you control. A clean house stays near the base. A house that checks four boxes carries a bigger cushion, and the cash you leave in the deal, the cash on cash and the verdict move with it. ### 3\. See what an overrun does The Sensitivity tab runs the whole deal again with the rehab 10, 20 and 30% over budget. The refinance still uses the same after repair value, since spending more does not make the house worth more, so an overrun comes straight out of the cash you get back. The full version’s example deal is RED before any overrun: cash flow is $84 a unit against a $100 minimum. Each 10% over leaves about $4,850 more of your cash in the deal, and at 30% over the cash on cash falls from 7.3% to 4.8%. ### Before you close Have a contractor open a few spots: under the sinks, the attic, the electrical panel, and a camera down the sewer line. Then answer the checklist with what you saw. ## Transfers - [Rental property calculator →](https://builtbyestrada.ai/tools/rental-calculator/) - [Rehab Estimator & Scope of Work →](https://builtbyestrada.ai/products/rehab-estimator/) - [Fix & Flip Analyzer →](https://builtbyestrada.ai/products/flip-analyzer/) Made by BuiltByEstrada in McAllen, Texas. In English and Spanish.