What this does that other real-estate spreadsheets do not: it puts every strategy in a single file. Most templates analyze one thing — a rental, or a flip, or an Airbnb — and you buy three separate files or a $12–15/month app to cover them all. This workbook runs buy-and-hold, BRRRR/refinance, fix-and-flip and short-term rental side by side, off the same inputs, so you can compare what a property does as a rental versus a flip versus an Airbnb before you make an offer.

The buy-and-hold analyzer is complete: purchase price, closing and rehab, your loan, rents and every operating expense roll up into NOI, annual cash flow, cap rate, cash-on-cash, DSCR, GRM and the 1% rule, plus the maximum offer to hit a target return. Financing carries the full amortization schedule with extra-payment support, and the Projection sheet forecasts cash flow and equity year by year, then the sale, and returns the deal IRR, MIRR, NPV and the equity multiple — the numbers cheap templates leave out.

For the other strategies: Fix & Flip applies the 70% rule, your rehab, holding and selling costs and shows net profit and ROI with a clear AT/UNDER-MAO or OVER-MAO verdict; the Airbnb/STR analyzer turns ADR and occupancy into revenue, RevPAR and a P&L, and tells you the break-even occupancy you must hold to cover costs — a figure hosts ask for and templates rarely compute. A Bookkeeping sheet logs income and expenses to Schedule-E categories with real straight-line depreciation for your accountant, a two-way Sensitivity table shows what cash flow does as the rate and rent move, and the Dashboard ties the headline returns together.

Built for Excel 2016+ and Google Sheets with classic, compatible functions only (PMT, IRR, NPV, SUMIFS, depreciation) — no macros, no add-ons, nothing locked. Any currency (numbers carry no symbol). A real, fictional $250k rental is filled in so every number and chart is alive on first open; clear the yellow cells and it is yours. Every headline figure in this listing was measured from the built file, recalculated by LibreOffice and checked against an independent financial model.