Real Estate Investors Are Skipping Spreadsheets, Here’s How They Analyze Deals with AI
- Miguelangel Humbria
- Sep 22
- 4 min read
Learn how real estate investors are replacing complicated spreadsheets with AI tools like ChatGPT for faster, smarter deal analysis. Discover prompts, workflows, and case studies to simplify your investment decisions.
For decades, spreadsheets have been the backbone of real estate deal analysis. Investors would spend hours plugging numbers into formulas, tweaking cells, and hoping they didn’t miss a calculation. While spreadsheets still have their place, they can be intimidating, time-consuming, and prone to human error.
Enter artificial intelligence (AI). With tools like ChatGPT, real estate investors are skipping spreadsheets altogether and moving toward faster, simpler, and more intuitive deal analysis. By turning complex financial data into clear yes/no decisions, AI helps investors save time, gain confidence, and focus on closing profitable deals.
In this article, we’ll explore how investors are using AI to analyze deals, what prompts to use, and how to integrate AI into your daily investing workflow.
The Problem with Spreadsheets
Spreadsheets have long been seen as essential, but they come with challenges:
Complexity: Advanced formulas like IRR, NPV, or cash-on-cash return can confuse even seasoned investors.
Time-Consuming: Manually inputting numbers and running multiple scenarios is slow.
Prone to Error: One misplaced decimal or incorrect formula can throw off an entire analysis.
Barrier to Entry: New investors often feel overwhelmed before they even start.
AI is solving these problems by offering natural-language analysis that anyone can understand.
Why AI Is Changing the Game
1. Speed and Simplicity
AI can take raw numbers and instantly summarize whether a deal is worth pursuing. No formulas required.
2. Accessibility for New Investors
Instead of learning complex Excel models, beginners can ask simple questions like: “Is this flip deal profitable?”
3. Scenario Testing
AI can quickly run multiple scenarios (e.g., “What happens if rehab costs are 10% higher?”) without endless spreadsheet versions.
4. Decision Support, Not Replacement
AI doesn’t eliminate due diligence—it enhances it by helping investors focus on high-level decisions.
How to Use ChatGPT for Deal Analysis
Here are some plug-and-play prompts you can use today:
Prompt 1: Quick Flip Analysis
“Summarize this flip deal: Purchase $190K, Rehab $40K, ARV $300K. Is it profitable? Explain simply.”
Example Output:
Purchase + Rehab = $230K
ARV = $300K → $70K gross profit
After estimated 10% selling costs = ~$40K net profit
Verdict: Solid flip opportunity if rehab stays on budget
Prompt 2: Compare Rentals
“Compare these two rental properties: one in a C-class neighborhood ($150K, rents $1,200) and one in a B-class neighborhood ($220K, rents $1,600). Focus on cash flow vs. appreciation.”
Example Output:
C-Class: Better cash flow, lower appreciation potential
B-Class: Higher appreciation, moderate cash flow
Recommendation: Depends on whether investor prioritizes steady income or long-term growth
Prompt 3: BRRRR Strategy Check
“Write a pros/cons analysis for BRRRR on a $150K duplex with $25K rehab in [City]. Assume ARV $250K and market rent $1,800/month.”
Example Output:
Pros: Equity gain at refinance, strong rental income, forced appreciation
Cons: Risk of appraisal shortfall, upfront rehab management, tenant turnover risk
Verdict: Worth considering if investor has reliable contractors
Integrating AI into Your Daily Workflow
AI works best when paired with your existing tools. Here’s how to make it part of your daily investing process:
Step 1: Gather the Numbers
Collect basic deal inputs: purchase price, rehab costs, ARV, rents, taxes, insurance.
Step 2: Feed to AI
Paste the numbers into ChatGPT with a clear prompt (see examples above).
Step 3: Get the Summary
Review the AI’s output for key insights: profitability, risks, and recommended strategy.
Step 4: Validate and Act
Cross-check AI’s analysis with real data (comps, contractor bids, lender terms) before making a final decision.
Beyond Numbers: AI for Investor Communication
Deal analysis isn’t the only way AI saves time. Investors also use it to:
Write Contractor Emails
Prompt: “Write an email requesting a quote for foundation repair at [Address], 1,200 sq ft home. Include urgency and details.”
Create Scopes of Work
Prompt: “Write a scope of work list for a kitchen remodel with cabinets, flooring, lighting, and countertops.”
Post Lead-Generating Content
Prompt: “Write a Facebook post offering to buy tired landlords’ rentals with cash and close in 7 days.”
These tasks free investors from admin work so they can focus on negotiations and acquisitions.
Case Study: From Overwhelmed to Confident
John, a new investor in Ohio, was struggling with spreadsheets. Every deal felt like a math exam. After learning how to use ChatGPT, John began analyzing flips in minutes. He would paste numbers, get a clear summary, and decide quickly whether to move forward.
Within three months, John closed his first profitable flip, making $42K in net profit. His words: “AI didn’t just save me time—it gave me confidence.”
Tips for Getting the Most from AI
Be Specific in Prompts: Include numbers, location, and your goal (flip, rental, BRRRR).
Ask for Scenarios: Run worst-case, best-case, and realistic cases.
Combine with Human Expertise: Use AI for speed, but rely on comps, inspections, and lender advice for accuracy.
Save Prompts as Templates: Create a library of prompts for flips, rentals, and BRRRRs.
The Future of AI in Real Estate Investing
AI is evolving fast. Soon, we’ll see:
AI-powered deal dashboards integrated with MLS and CRM
Automated lead scoring for off-market opportunities
Voice-based deal analysis (ask your phone if a deal is worth it)
Predictive analytics for appreciation and rental trends
The message is clear: spreadsheets aren’t disappearing, but AI is making deal analysis faster, easier, and more accessible.
Final Thoughts
Real estate investing is about making smart decisions quickly. Spreadsheets served their purpose, but AI is ushering in a new era of speed and clarity. Whether you’re a new investor overwhelmed by formulas or a seasoned pro tired of manual data entry, ChatGPT can help simplify your workflow.
AI won’t replace your due diligence—it will enhance it. By skipping spreadsheets and embracing AI, you can focus less on math and more on making money.
Want to Try It?
Download the Smart AI Toolkit for Real Estate Investors to access deal analysis prompts, cold DM templates, and workflows:👉 https://www.brandland-studio.com/aiplaybook
About the Author
Miguelangel Humbria is the creator of the Real Estate AI Playbook and Smart AI Toolkit for Investors. He helps real estate professionals scale faster using AI-powered systems, prompts, and workflows. Learn more at www.brandland-studio.com.
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