BRRRR Calculator

Buy, rehab, rent, refinance — and how much capital stays in the deal.

Assumptions · Acquisition

Purchase price

Down payment

Interest rate

Closing costs

Percent of purchase price

Assumptions · Rehab

Structural, roof, foundation

Mechanical systems

Kitchen, baths, interior

Exterior and site

Contingency

Project duration (months)

Carrying costs (monthly)

Utilities, insurance and taxes during the project

Assumptions · Rent

Number of units

Rent per unit (monthly)

Vacancy

Property taxes (annual)

Insurance (annual)

Management

Percent of effective gross income

Maintenance

Percent of gross scheduled rent

Capital expenditures

Assumptions · Refinance

After-repair value

Refinance LTV

Refinance rate

Analysis

Cash left in the deal

$100,550

Total project cost: $539,300
Refinance loan: $438,750
New payment: $2,993
Net operating income after rehabAnnual: $15,849
Annual cash flow after refinance: -$20,068
Return on remaining cash: -19.96%

Your analysis is complete.

These are assumptions, not verified facts about a property.

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What it is: A BRRRR calculator that tests whether buying, rehabbing, renting and refinancing leaves you with cash flow and most of your capital back.
Who it is for: Investors recycling a fixed amount of capital across multiple rentals.
The problem it solves: BRRRR only works if the refinance appraisal supports the plan. When it comes in low, capital stays trapped and the strategy stalls.

The formula

Cash left in = (purchase + rehab + costs) − (ARV × LTV)

Most cash-out refinances lend 70% to 75% of appraised value. Whatever your all-in cost exceeds that amount is capital that stays in the deal. The property must still cash flow at the new, larger loan balance.

How to use it

01
Price the all-in cost
Purchase price, rehab, closing costs and holding costs during the work.
02
Establish ARV
From closed comparable sales of renovated properties, not from cost plus hope.
03
Size the refinance
Multiply ARV by the lender's loan-to-value limit, typically 70% to 75%.
04
Compute cash left in
All-in cost minus refinance proceeds. That is the capital you cannot recycle.
05
Test cash flow at the new payment
Rerun the rental analysis using the refinanced loan balance and rate.

When to use it

Deciding whether a distressed rental is worth the capital cycle.
Stress-testing a deal against a lower-than-expected appraisal.
Comparing a BRRRR against buying a stabilized rental outright.

Common mistakes

Assuming a full cash-out

Lenders cap loan-to-value. Planning around 100% recovery is planning around an exception.

Ignoring seasoning periods

Many lenders require six to twelve months of ownership before a cash-out refinance at the new value.

Cash flow that only works at the old balance

The refinance raises the payment. If cash flow disappears at the new loan, the deal did not work.

Questions people ask

What does BRRRR stand for?

Buy, Rehab, Rent, Refinance, Repeat — buying a property below value, renovating it, renting it, refinancing against the higher appraised value, and reusing the recovered capital.

How much cash can I get back in a BRRRR refinance?

Typically 70% to 75% of the appraised after-repair value, less the existing loan payoff. Anything your all-in cost exceeds that stays in the deal.

What is a seasoning period?

The minimum ownership time a lender requires before refinancing against the new appraised value — commonly six to twelve months.

What Property Intelligence™ adds

Property Intelligence verifies the rent and tax assumptions behind the post-refinance cash flow and states how confident the ARV is, given the comparable sales actually available.

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