BRRRR Calculator

Model the Buy-Rehab-Rent-Refinance-Repeat strategy. Enter your deal numbers to see the initial cash invested, how much you pull back out at refinance, the cash left in the deal, and the monthly cash flow from your rental.

Deal Details

Buy

Purchase Price ($):

Buying Closing Costs ($):

Title, inspection, lender fees, etc.

Down Payment / Cash Paid ($):

Cash out of pocket at purchase.

Rehab

Rehab Costs ($):

Total renovation spend.

Rehab Duration (months):

Monthly Holding Costs ($):

Interest, taxes, insurance while rehabbing.

Rent

Monthly Rent ($):

Vacancy Rate (%):

Typically 5-10%.

Property Mgmt (%):

0% if self-managed.

Maintenance (%):

% of gross rent for repairs.

Property Taxes ($/mo):

Insurance ($/mo):

Other Expenses ($/mo):

HOA, utilities, etc.

Refinance

After-Repair Value / ARV ($):

Refinance LTV (%):

Lenders typically offer 70-80%.

Refinance Rate (% / yr):

Loan Term (years):

Refinance Closing Costs ($):

Appraisal, origination, title, etc.

Results

Total Cash In

$0

Cash Pulled Out

$0

Cash Left in Deal

$0

Monthly Cash Flow

$0

Capital Recycled

Cash Flow Breakdown (monthly)

Gross Rent:	$0
Vacancy Loss:	-$0
Effective Rent:	$0
New Mortgage (PITI):	-$0
Property Management:	-$0
Maintenance:	-$0
Taxes:	-$0
Insurance:	-$0
Other Expenses:	-$0
Net Cash Flow:	$0

Investment Summary

Down Payment:	$0
Rehab Costs:	$0
Buying Closing Costs:	$0
Holding Costs (rehab):	$0
Total Cash In:	$0
ARV:	$0
Refinance Loan:	$0
Refi Closing Costs:	-$0
Cash Returned:	$0
Cash Left in Deal:	$0
Equity at Refi:	$0
Cash-on-Cash Return:	0%
Annual Cash Flow:	$0

How It Works

The BRRRR method is a real estate investing cycle designed to recycle your capital so you can buy the next property without depleting your savings.

The five steps:

Buy a distressed property below market value.
Rehab it to bring the value up to or above the after-repair value (ARV).
Rent it out to a tenant, stabilising the income stream.
Refinance with a conventional cash-out loan based on the new appraised value.
Repeat by deploying the pulled-out cash into the next deal.

Key formulas:

Total Cash In = Down Payment + Rehab + Buying Closing Costs + (Monthly Holding x Rehab Months)
Refinance Loan = ARV x LTV %
Cash Pulled Out = Refinance Loan - Refi Closing Costs
Cash Left in Deal = Total Cash In - Cash Pulled Out
Monthly Mortgage = P&I payment on refinance loan at the given rate and term
Monthly Cash Flow = Effective Rent - Mortgage - Management - Maintenance - Taxes - Insurance - Other
Cash-on-Cash Return = Annual Cash Flow / Cash Left in Deal x 100

A successful BRRRR deal aims to pull out 100% (or more) of the initial capital, leaving zero (or negative) cash in the deal while still generating positive monthly cash flow. This is sometimes called an "infinite return" because you have no remaining cash at risk.

The most critical variable is the ARV. An accurate appraisal or a tight set of comparable sales (comps) is essential; overestimating it leads to a smaller-than-expected refinance and more cash stuck in the deal than planned.

What to Watch

Deal Killers

ARV overestimate. a lender appraisal often comes in below your expectation
Rehab cost overrun eroding your equity buffer
LTV too low (some lenders cap at 70%) leaving extra cash trapped
Negative cash flow after the new, larger mortgage payment

Signs of a Strong Deal

Cash left in deal is close to zero or negative
Monthly cash flow positive after all expenses
Purchase price + rehab well below ARV x LTV
Rent-to-value ratio above 1% (rent / ARV)

This calculator models a single BRRRR cycle. It does not include income tax, depreciation benefits, or appreciation over time. Consult a tax professional before making investment decisions.

Related Utils

Cash Flow Analyzer House Flip Calculator Cap Rate Rental Yield Renovation ROI Mortgage Calculator

Feedback

Help us improve this page by providing feedback, and include your name/email if you want us to reach back. Thank you in advance.

Share with