Free Tool
Free Rental Arbitrage Deal Analyzer
Find out whether a unit is worth signing before you spend money on furniture. Enter the rent, your rate, and your costs, and the spreadsheet calculates monthly profit, payback period, and the occupancy you need to break even. It has tabs for mid-term and nightly rentals.
Excel · Free
Get the Deal Analyzer
What it calculates
The numbers that decide an arbitrage deal
Net cash flow
Monthly and yearly profit after rent, utilities, fees, and cleaning.
Break-even occupancy
How full the unit must be just to cover its costs. Lower is safer.
Payback period
Months until the unit returns your furnishing, deposit, and startup costs.
Startup capital
Furnishing, deposit, first month's rent, sourcing, and setup, all in one number.
Cash-on-cash return
First-year profit as a percentage of the cash you put in.
Quick verdict
Strong, workable, or risky, plus a table of monthly profit at occupancy from 50% to 95%.
Example
A two-bedroom mid-term unit
These are the analyzer's sample numbers. At $1,600 rent and a $3,400 rate, the same unit nets about $796 a month with a 16-month payback, and the verdict changes to Strong. The mid-term playbook walks through both deals.
You enter
- Monthly rent
- $1,850
- Furnished monthly rate
- $3,200
- Occupancy
- 85%
- Utilities, insurance, supplies
- $365 / month
- Furnishing + setup
- $8,500
It calculates
- Net cash flow
- $381 / month
- Startup capital
- $13,000
- Payback period
- 34 months
- Break-even occupancy
- 73%
- Verdict
- Workable: watch vacancy closely
Deal analyzer FAQ
Is the deal analyzer really free?
Yes. Enter your name and email and we'll send the download link. You'll also get three short follow-up emails on deal math and finding landlords, and you can unsubscribe at any time.
Does it work in Google Sheets or Numbers?
Yes. It's a standard Excel (.xlsx) file using basic formulas, so it opens in Excel, Google Sheets, and Apple Numbers.
Does it work for both mid-term and short-term rentals?
Yes. The Mid-Term tab models furnished stays of 30+ nights priced by the month. The Short-Term tab models nightly stays with cleaning fees and permit costs. Our mid-term rental arbitrage playbook explains when each model fits.
Where do I get the numbers to put in?
Rent comes from the listing or lease. For your rate, price comparable furnished listings with the same bedrooms in the same area. Every input has a note explaining what to enter.
Need the unit?
We find landlords who approve it in writing.
Our research team contacts landlords for you and delivers units approved for a corporate lease or sublet. $199 to start, credited to your first unit.