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BRRRR Calculator
Buy, rehab, rent, refinance: see how much cash stays in the deal before you commit.
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How the BRRRR method works
BRRRR stands for buy, rehab, rent, refinance, repeat. You buy a property below its potential value, fix it up, rent it out, then refinance based on the new appraised value (the ARV) to pull most or all of your cash back out for the next deal.
Cash left in the deal
This is the number that decides whether the strategy repeats. It is what you put in before the refinance, minus what comes back at the refinance.
If it is zero or negative, you got all of your money back, and your cash-on-cash return is effectively infinite as long as the property still cash flows.
The 70% rule
A common screen for flips and BRRRR deals: pay no more than 70% of the ARV minus the rehab cost. It leaves room for holding costs, closing costs and mistakes.
Watch the refinance
Most lenders refinance investment property at 70% to 75% of the appraised value and want the rent to cover the new payment (DSCR of about 1.25). A lower appraisal or a higher rate can leave much more cash in the deal, so test a few scenarios.
The full BRRRR Deal Analyzer adds a line-by-line rehab budget with contingency and what-if tables for ARV, rehab cost, rent and interest rate.
Read the guide: The BRRRR method, one deal start to finish
Questions
What LTV do lenders use for a cash-out refinance on a rental?
Many lenders use 70% to 75% of the appraised value for investment property. Some DSCR lenders go to 80% with a higher rate. Check current terms with your lender.
Is there a waiting period before I can refinance?
Often yes. Many lenders want 3 to 12 months of ownership (seasoning) before they will use the new appraised value. Plan your holding costs for that period.
What counts as holding costs?
Property tax, insurance, utilities, lawn care and anything else you pay while the property is being rehabbed and rented, not counting loan interest, which the calculator adds separately.
Is this financial advice?
No. It is an educational calculator. Real deals depend on appraisals, lender terms and repair costs you should verify.