The TWGREDAS™ Analysis Dashboard
Enter your deal details on the left, and watch 9 interactive charts update in real time on the right. Every input change instantly recalculates 80+ metrics across 40 years.
The World's Greatest Real Estate Deal Analysis Spreadsheet™ Card
Each property in your portfolio gets a comprehensive analysis card. Here's what you see at a glance.
TWGREDAS™ Analysis
Sample SFR Rental — $500,000 • 25% down • 6.5% rate
Year 1 Return Quadrant™
Cash Flow + Tax Savings from Depreciation
Understanding the Analysis Card
The four colored boxes show each return stream for Year 1: appreciation, cash flow, debt paydown, and tax benefits. Each one contributes to your total return.
RIDQ™ is the sum of all four streams in dollars. ROIQ™ is that total as a percentage of your cash invested. Together they tell you: "How much am I making, and what rate of return is that?"
Your net cash flow after all expenses and mortgage — the money that hits your bank account each month. Green means positive, red means you're feeding the deal.
Cap Rate measures the property's operating performance regardless of financing. CoC ROI measures your return on actual cash invested.
Cash flow plus the tax savings from depreciation. This is the real cash impact of owning the property — not just rent minus expenses, but including the tax benefit that puts actual money back in your pocket.
The Input Dashboard
The left side of your analysis screen organizes every deal input into 6 collapsible sections. Change any number and the entire analysis recalculates instantly.
Purchase Inputs
Mortgage
Monthly Income
Annual Expenses
Depreciation Settings
Advanced Settings
6 Input Sections, All Collapsible
Every field saves automatically as you type. A save status indicator on each section confirms your changes are saved.
The core deal numbers: ARV, purchase price, seller concessions, down payment, closing costs, and rent-ready costs. Each can toggle between percentage and dollar views. Total Invested is auto-computed.
Loan amount (auto-computed from purchase minus down payment), interest rate, term in months, and PMI settings. The PMI auto-drops when LTV hits your target threshold.
Rent and other income, each with annual appreciation rates that compound over the full 40-year projection. Toggle between monthly and annual views.
Every operating expense: vacancy, taxes, insurance, HOA, utilities, maintenance, and management. Each percentage shows the computed dollar amount beside it.
Residential (27.5-year) or commercial (39-year) depreciation, your income tax rate, and land value percentage. These drive the Cash Flow from Depreciation™ and tax benefit calculations.
Cost-to-access equity rate, cash-out refi max LTV, and reserve assumptions for R6 and R12 adjusted returns. Power users can fine-tune these for more sophisticated modeling.
Instant Recalculation. Change any input and every chart, every metric, and every year of the 40-year projection updates automatically — no "calculate" button needed.
The Right Side: 9 Dashboard Charts
As you enter or change inputs on the left, 9 interactive charts on the right instantly update to show you the complete picture of your deal.
Cash Flow Breakdown
Year 1 cash flow before tax, Cash Flow from Depreciation™, and True Cash Flow™ — see what really hits your bank account.
Return in Dollars
All four return streams (appreciation, cash flow, debt paydown, tax benefits) in dollar terms for Year 1, with and without reserves.
Return on Investment
The same four return streams as percentages of total invested. See your complete ROI at a glance — not just cash-on-cash, but the full picture.
Returns If Sold
Annualized ROI, Compound ROI, and IRR over 20 years. See how your returns change depending on when you sell.
Cash-on-Cash & Cap Rate
Side-by-side comparison of your leveraged return (CoC ROI) and the property's operating performance (Cap Rate) for Years 1-5.
Return on True Net Equity™
ROTNEQ™ breaks down your return by stream relative to the equity you could actually access — the most realistic measure of equity efficiency.
Key Metrics
Year 1 snapshot of Gross Potential Income, Gross Operating Income, Operating Expenses, and Net Operating Income side by side.
Non-Loan Expenses
All 10 operating expense categories broken out individually: vacancy, taxes, insurance, HOA, utilities, maintenance, CapEx, management, and more.
Equities & Cost-To-Access
True Net Equity™ and Cash-Out Refi Equity as areas, with Cost-To-Access percentages overlaid as lines. See how much equity you can actually tap.
A Closer Look at Each Chart
Let's walk through each of the 9 dashboard charts. Below you'll see a sample of what each chart looks like with real numbers, what it shows, and why it matters for your deal analysis.
Sample data based on the demo property inputs above
Cash Flow Breakdown
Three bars showing Cash Flow Before Tax, Cash Flow from Depreciation™, and True Cash Flow™. The stacked view reveals how depreciation tax savings add real dollars on top of your operating cash flow.
What to look for: True Cash Flow™ (the third bar) is what really hits your pocket. It's always larger than cash flow alone because it includes the tax benefit from depreciation.
Return in Dollars Quadrant™
All four return streams—appreciation, cash flow, debt paydown, and tax benefits—shown in dollar terms for Year 1. Three columns compare RIDQ™ alone, with 6-month reserves, and with 12-month reserves.
What to look for: Most investors only track cash flow, but the other three streams often contribute far more to total return. The total above each column is your all-in dollar return.
Return on Investment Quadrant™
The same four return streams as a percentage of your total cash invested. Three stacked columns compare ROIQ™ alone, with 6-month reserves, and with 12-month reserves.
What to look for: The total percentage above each column is your true all-in return rate. Compare this to stocks, bonds, or savings accounts to see how real estate stacks up.
Returns If Sold
Three lines tracking Annualized ROI, Compound ROI, and IRR over 20 years. If you sold the property in any given year, what would your return look like? This reveals the optimal hold period.
What to look for: Early years often show volatile returns that stabilize over time. The sweet spot is where the lines plateau—holding longer doesn't significantly change your annual return.
Cash-on-Cash & Cap Rate
Side-by-side columns comparing your leveraged return (Cash-on-Cash ROI) against the property's un-leveraged operating performance (Cap Rate) for Years 1 through 5.
What to look for: When CoC ROI exceeds Cap Rate, your leverage is amplifying returns. When they're close, the property performs well regardless of financing terms.
Return on True Net Equity™
Five lines tracking each return stream plus the total as a percentage of True Net Equity™—the equity you could actually access after selling costs and refi costs. As equity grows, it takes more return to maintain the same rate.
What to look for: A declining total ROTNEQ™ line signals that your equity might be more productive in a new deal. This is the trigger many investors use to decide when to refinance or sell.
Key Metrics
Four bars showing Year 1 Gross Potential Income, Gross Operating Income, Operating Expenses, and Net Operating Income. A snapshot of how rental income flows through to your bottom line.
What to look for: The gap between GPI and GOI is vacancy loss. The gap between GOI and NOI is operating expenses. NOI is the foundation for Cap Rate and property valuation.
Non-Loan Expenses
All 10 operating expense categories broken out individually for Year 1: vacancy, property taxes, insurance, HOA, utilities, other expenses, maintenance, CapEx, and property management.
What to look for: Property taxes and insurance are typically the largest non-loan expenses. CapEx (capital expenditures) is often underestimated by new investors.
Equities & Cost-To-Access
True Net Equity™ and Cash-Out Refi Equity as shaded areas (left axis), with Cost-To-Access percentages overlaid as lines (right axis). Shows how much equity you have and how much it costs to tap it.
What to look for: The gap between the two equity areas is the selling cost vs refi cost difference. The CTA lines show what percentage of your equity is consumed by access costs.
Explore More Features
Dive deeper into what makes TWGREDAS™ the most complete deal analysis tool.
Included with All Apps
Property Database
30+ financial fields organized into 9 categories with auto-save and full change history.
Property Classification
Tag properties by investment strategy and property type. Filter and sort your entire portfolio.
Real-Time Calculations
27 key metrics across 5 categories computed instantly as you type, with clickable walkthroughs.
Portfolio Dashboard
Portfolio highlights, property cards, strategy and type breakdowns, overview charts, and cross-app features.
Included with Purchase of Deal Analyzer
Four-Stream Breakdown
See appreciation, cash flow, debt paydown, and tax benefits as both dollars (RIDQ™) and percentages (ROIQ™).
Multi-Year Projections
Project all 80+ metrics across 40 years. See how returns compound and accelerate over time.
Override System
Click any cell to override its value. Changes cascade forward and recalculate all downstream metrics.
Scenario Modeling
Model rent bumps, tax increases, renovations, or any scenario with month-level granularity.
Amortization Schedule
480-month schedule with PMI tracking, extra principal modeling, and interactive balance charts.
Return Quadrants™
RIDQ™, ROIQ™, ROEQ™, and ROTNEQ™ with year navigation and reserve adjustments.
Yearly Summaries
All 40 years in one table: value, rent, cash flow, equity, RIDQ™, ROIQ™, cap rate, and IRR.
IRR Tables
Internal Rate of Return before and after taxes for every year from 1 to 40.
See Your Deal Come to Life
Enter your numbers and watch 9 charts and 80+ metrics update in real time. The most complete deal analysis dashboard available.