Investment templates

All three investment worksheets, each with its own combined Tips & FAQs tab, plus offline versions of both of the site's other investment calculators — nine tabs in one workbook with an index. It follows a property's whole life: cash-to-close tells you what getting in costs, the deal analyzer what one year looks like, the P&L tracker what the year you owned it actually did on Schedule E, the hold-period tab what the whole hold returns, and the roll-up what your portfolio looks like once there is more than one. The two calculator tabs are only available here.

The year you actually own the property, laid out line for line against IRS Schedule E with the form's own line numbers in a column. Works out the 27.5-year straight-line depreciation deduction under the mid-month convention that most self-preparers under-claim, then runs the section 469(i) passive-loss allowance and its phase-out to tell you whether you can use a loss this year or whether it suspends. Tracks adjusted basis for the eventual sale, and states plainly which figures the de minimis safe harbor and section 199A actually carry today.

Ten properties on one page, using the same definitions as the Deal Analyzer so the two agree exactly. Gives you portfolio equity, loan-to-value, cap rate, cash flow and DSCR — the figures lenders increasingly underwrite an experienced investor on rather than looking at one property alone — plus a per-property flag for weak coverage. The concentration panel is the part no single property's page can show: how much of you sits in one county, with one insurance carrier, or on debt that all reprices in the same year.

Works a rental the way an underwriter does: gross rent through vacancy to collected income, operating expenses to net operating income, and only then the mortgage — so cap rate describes the property and cash flow describes your deal on it. Management is charged on rent actually collected rather than on the lease amount, the capital reserve is its own line instead of being buried in maintenance, and a sanity panel checks your expense ratio against the 35-55% range while flagging a missing reserve, a zero vacancy assumption, or an unpriced management fee. Closes with the rent you'd need to break even and the price that would deliver the cap rate you're actually targeting.