BRRRR Calculator
Model a full Buy, Rehab, Rent, Refinance, Repeat deal. See how much cash you pull back out at refinance, how much stays in the property, and what it cash flows afterward. Nothing is saved, and there is no email wall.
How much of your own cash stays trapped in the property after the cash-out refinance. Lower is better.
Purchase, closing, rehab, and holding costs.
ARV times the refinance LTV.
New loan minus refi closing costs.
Annual cashflow divided by the cash left in the deal. Infinite when all cash is recycled.
NOI divided by the new mortgage payment. Lenders often want 1.20 or higher.
Estimates only, for education. This model assumes a cash or hard-money purchase (no acquisition mortgage to pay off at refinance). Your ARV and refinance terms are the biggest risks, so verify both with an appraiser and a lender before you commit.
What the numbers mean
Cash left in the deal is the headline. A BRRRR works when the cash-out refinance returns most or all of what you invested, so you can recycle that money into the next property. When it hits zero, you own a cash-flowing rental with none of your own capital tied up.
Cash returned at refinance is your new loan minus refi closing costs, and it depends heavily on the after-repair value. That ARV is the biggest risk in the whole strategy: if the appraisal comes in low, you leave more of your own money behind.
This calculator assumes a cash or hard-money purchase, which is the common beginner model. New to renovations and creative financing? Start with the fundamentals of getting started, and once the property is rented, sanity-check the standalone rental math with the rental cashflow calculator.
BRRRR questions
What is the BRRRR method?
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a property that needs work (often with cash or a hard-money loan), renovate it to raise its value, rent it out, then do a cash-out refinance to pull your money back and repeat. This calculator models the whole cycle.
How much money do you get back in a BRRRR?
The cash returned at refinance equals your new loan (the after-repair value times the refinance LTV) minus refi closing costs. If that returns more than you invested in purchase, rehab, and holding, you pull all your cash back out. The calculator shows exactly how much stays trapped in the deal.
What is a good ARV and LTV for BRRRR?
Lenders commonly refinance at 70% to 75% of the after-repair value (ARV). The ARV is the single biggest risk in a BRRRR, because if the property appraises lower than you hoped, you pull back less cash and leave more of your own money in the deal. Verify ARV with real comparable sales.
What does an infinite return mean in BRRRR?
If the cash-out refinance returns all the money you put in, you have zero of your own cash left in the property. Since cash-on-cash return divides cashflow by the cash invested, dividing by zero (or less) produces an infinite return. It means the property earns cashflow with none of your capital tied up.
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