# Investment Guide: Excel Investment Analysis With Cash Financing

### In this second installment of our investing series, we delve into the importance of understanding both hard and soft costs associated with your real estate investment project.

While the spreadsheet analysis we're going to discuss does not explicitly include a construction budget, it's critical for those planning to acquire land and develop, instead of buying an already built structure. The subsequent sections explain the various hard and soft cost factors to consider when crafting a comprehensive project budget. Your project may not need every single element mentioned, but you should select those most pertinent to your unique situation.

To streamline the analysis, we've broken down the process into an easy-to-follow step-by-step guide:

##### Step 1: Calculate Total Hard Costs‍

Begin by calculating the total hard costs (cell C20). This is done by multiplying the hard costs per square foot (cell C5) by the total square footage of the project (cell C16).

##### Step 2: Compute Total Soft Costs

Take the figure obtained from Step 1 (cell C20) and multiply it by a soft cost percentage factor (cell C9) to arrive at the total soft costs (cell C21).

##### Step 3: Factor in the Cost of Land

If you're purchasing land, you'll need to add this to your budget (cell 22). Do this by multiplying the land costs per door (cell C12) by the number of units in your project (cell C4).

##### Step 4: Adjust for Vacancy Rate

In the Revenue section, consider the expected vacancy rate for your project. This is calculated as 1 – the occupancy rate (cell C14). Multiply the total revenue (cell F4) by the vacancy rate to get the vacancy amount (cell F5).

##### Step 5: Calculate Expected Gross Income (EGI)

Deduct the vacancy amount (cell F5) from the total revenue to calculate your Expected Gross Income (EGI).

##### Step 6: Compute Annual Operating Expenses

To calculate the annual operating expenses, multiply the operating expenses per door (cell C11) by the total number of units (cell C4). This figure should be subtracted from the EGI.

##### ‍Step 7: Calculate Annual Net Operating Income (NOI)

The Annual Net Operating Income (NOI) in cell F9 is calculated by subtracting the annual operating expenses (cell F8) from the EGI (cell F6).

##### Step 8: Determine Entry Cap Rate

Finally, calculate your entry cap rate by dividing your NOI by your total project costs (cell C23). In the spreadsheet, cells F23 and F24 can be filled out once you have a better understanding of your project’s stabilized value and your property’s market risk level.

This analysis is primarily designed for rental properties financed with cash. However, it's important to remember that cap rates and return on investment (ROI) would vary if you're planning to secure debt financing for the property. Cap rates are also influenced by the type of property, its standing in the local market, and the associated property risk level.

Expanding your knowledge on how to calculate ROI for property investments is a vital part of a well-rounded property investing education. Ensure that you utilize the multitude of tools and resources available out there!

Conclusion: In conclusion, Excel serves as a powerful tool in evaluating potential real estate investments. It helps provide an in-depth understanding of the various costs associated with a project, calculate expected revenue, and estimate potential returns. However, it's just a tool, and its effectiveness depends heavily on the accurate and detailed input of data. Remember, while these calculations provide a solid foundation, they do not replace the importance of due diligence and comprehensive market research when making real estate investment decisions.

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The Investment Guide
Real Estate Investment
Excel Analysis
Revenue
Cap Rate
NOI
ROI

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