Real Estate Investor Pack: Rental P&L, Development Proforma & CMA Templates
- Cash-on-cash, cap rate and DSCR calculated live — not explained in a blog post
- 360-month amortization schedule feeds mortgage interest into the P&L automatically
- Three workbooks: rental P&L, development proforma, CMA — one buy
14-day money-back guarantee · Instant download · Free updates · Tested to the cent before release
What's inside
Rental P&L workbook
Property setup, full amortization, 12-month income & expenses, returns dashboard
Development Proforma workbook
Acquisition + hard/soft costs, 24-month deployment, profit, ROI, margin
CMA workbook
6 comparables with adjustments, $/sqft, low / median / high value range
What's included: three workbooks in one pack
The pack contains three separate Excel/Google Sheets workbooks built for different stages of an investment: a Rental Property P&L for properties you already own or are underwriting, a Development Proforma for ground-up or value-add projects, and a CMA worksheet for pricing a property against comparable sales. Each workbook has its own instructions tab and its own master input sheet, so you can use one of the three or all three depending on the deal in front of you.
All formulas are visible and editable in native Excel and Google Sheets cells — there is no VBA, no macros, and no external software connection. Numbers you enter (purchase price, loan terms, rents, comparable sale prices) flow through built-in formulas to the output tabs; nothing pulls live data from the MLS, Zillow, or any other API, so every figure is only as current as what you type in.
Rental P&L: amortization, income & expenses, and a live returns dashboard
The Rental P&L workbook is built around a single Property Setup sheet where you enter purchase price, down payment, loan amount, interest rate, loan term, monthly rent, and any other income. That one sheet feeds the rest of the workbook — you are not re-entering the same numbers on multiple tabs.
Amortization (360-row schedule) and Income & Expenses
The Amortization tab runs a full 360-row schedule (up to a 30-year loan) showing the principal/interest split and remaining balance for every payment, using a standard PMT calculation off the loan terms entered on Property Setup. The Income & Expenses tab pulls that period's mortgage interest directly from Amortization and gives you monthly rows for rent, vacancy, property taxes, insurance, HOA, maintenance, and property management fees — so mortgage interest never has to be estimated or typed in by hand.
Returns Dashboard: NOI, cash flow, cash-on-cash, cap rate, DSCR
The Returns Dashboard turns the Income & Expenses data into NOI, monthly and annual cash flow, cash-on-cash return percentage, cap rate percentage, and DSCR (debt service coverage ratio) — all calculated live from the same inputs, with a 12-month cash flow bar chart. Change the rent or the interest rate on Property Setup and every downstream number recalculates automatically.
Development Proforma: acquisition, timeline, and project-level ROI
The Development Proforma workbook is scoped for a single acquisition or rehab/development project rather than an ongoing rental. It covers acquisition cost plus hard and soft costs, financing assumptions, and a month-by-month timeline across 24 months to track spend and progress against a schedule.
The output is total project cost, projected profit, ROI, and developer margin. This is built for a single small-to-mid-size residential or light-commercial project — it is not an institutional multifamily or office underwriting model with portfolio-level assumptions.
CMA worksheet: 6 comparables and an adjusted value range
The CMA (comparative market analysis) worksheet lets you enter a subject property alongside 6 comparable sales — address, sale price, square footage, beds/baths — and apply dollar adjustments for differences between each comp and the subject. The sheet calculates an adjusted price per comparable and rolls those up into a value range (minimum, median, maximum of the adjusted figures) plus a price-per-square-foot figure.
All adjustment amounts are entered manually; the worksheet does the arithmetic, it does not source comparable listings for you. Pair it with the P&L or the proforma to sanity-check a purchase price before you commit to the return assumptions in the other two workbooks.
How this differs from free rental trackers
Stessa's free rental property P&L template — the top-ranking free download for this category — covers rental income, operating expenses, NOI, and pre-tax net income in a plain monthly ledger. Its accompanying blog post explains how to calculate cap rate and DSCR by hand, but the downloadable spreadsheet itself has no cap rate, cash-on-cash, or DSCR cell — those metrics live in the article text, not in the file, and the free template exists mainly as a lead-in to Stessa's paid accounting software.
Paid Etsy rental trackers run roughly $25-35 for a single spreadsheet and are built as income/expense ledgers with tabs for setup, tracking, and monthly/category filtering — useful for record-keeping, but none of the listings we reviewed calculate cap rate, cash-on-cash, or DSCR, and none include an amortization schedule tied to the P&L. One verified buyer review on an Etsy listing (an Excel-literate shopper who had purchased competing spreadsheets before) specifically flagged the lack of a single master data-entry sheet, describing having to re-enter the same numbers across separate tabs instead of one input feeding the rest of the file.
This pack is built around one Property Setup input per workbook, with the amortization schedule, expense tracking, and returns dashboard all reading from that single sheet, and it adds a development proforma and a CMA worksheet that don't typically appear alongside a rental P&L in the same product — those tend to be sold separately, if they're sold as templates at all.
Who this is for
Buy-and-hold landlords who want their cap rate, cash-on-cash return, and DSCR calculated automatically instead of computed by hand or estimated from a blog formula will use the Rental P&L most. It works for a single property or can be duplicated per property for a small multi-unit portfolio.
Investors evaluating a rehab, small development, or value-add project will use the Development Proforma to model acquisition, construction costs, financing, and a 24-month timeline before committing capital. The CMA worksheet is aimed at either group when the open question is simply 'what should this property sell for' based on recent comparable sales.
This pack covers the spreadsheet math — it is not tax, legal, or investment advice. Depreciation schedules, Schedule E filing, entity structuring, and financing approval should be verified with your CPA, attorney, or lender before you act on any number the workbook produces.
Free vs premium
| Feature | Free | Premium ($39) |
|---|---|---|
| Rental P&L tracking | Simplified, 12 months | Full P&L linked to amortization and expenses, no month limit |
| Amortization schedule | Not included | 360-row schedule (up to 30-year loan), auto-feeds mortgage interest into the P&L |
| Cash-on-cash return | Not included | Calculated live on the Returns Dashboard |
| Cap rate | Not included | Calculated live on the Returns Dashboard |
| DSCR | Not included | Calculated live on the Returns Dashboard |
| Development Proforma workbook | Not included | Acquisition + hard/soft costs, 24-month timeline, total project cost, profit, ROI |
| CMA worksheet | Not included | Subject + 6 comparables, adjustments, adjusted value range, $/sqft |
| Files included | 1 file (Rental P&L only) | 3 workbooks: Rental P&L, Development Proforma, CMA |
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Our guarantee
Every build passes an automated test harness that verifies calculated totals to the cent before release — and you get 14 days to change your mind, no questions asked. Questions before buying? support@tabletemplates.com.
Frequently asked questions
Does this work in Google Sheets or only Excel?
Both. All three workbooks are built with standard spreadsheet formulas that work in Excel and Google Sheets, with no macros or VBA, so formatting and formulas carry over cleanly either way.
How many properties can I track?
The Rental P&L is built around one property per workbook copy, with all its calculations (amortization, expenses, returns dashboard) tied to that property's Property Setup sheet. For multiple properties, duplicate the workbook file per property; the pack does not include a portfolio-level rollup across properties.
What's your refund policy?
14-day money-back guarantee, no questions asked.
What license do I get?
A personal use license, with use in one business also permitted. It's not for resale or redistribution of the template files themselves.
Can I see and edit the cap rate, cash-on-cash, and DSCR formulas?
Yes. Every formula on the Returns Dashboard is a standard, unlocked spreadsheet formula you can click into, audit, and adjust — nothing is hidden behind a macro or a locked cell.
Does this replace a CPA or attorney?
No. The workbooks calculate P&L, proforma, and CMA figures for your own analysis; they are for informational purposes only. Depreciation, tax filing (like Schedule E), entity structure, and loan terms should be verified with your CPA or attorney before you rely on them.
Does the CMA worksheet pull comparable sales automatically?
No. You enter the subject property and up to 6 comparables (address, price, square footage, beds/baths) manually; the worksheet calculates the dollar adjustments and the adjusted value range. There's no MLS or Zillow data connection.