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BRRRR Calculator

Model a Buy, Rehab, Rent, Refinance deal end-to-end. See how much capital you deploy at each phase, what the cash-out refinance returns, and what the long-term rental looks like after the refi.

Buy
$34,060
Capital in after buy
Rehab
$90,970
Total cash in by stabilization
Rent
-$150/mo
Post-refi cash flow
Refinance
$62,750
Refi proceeds to you

Buy

$
$
Acquisition financing
%
%

Illustrative example rate.

yrs
%

Upfront cost on the acq loan

Rehab

$
%

Buffer on top of rehab budget

mo
$

Taxes, insurance, utilities during rehab

Rent

$
%
$
$
$
%

% of gross rent

%

% of gross rent

%

% of gross rent

Refinance

$
%

Typically 75% on investment cash-out

%

Illustrative example rate.

yrs
$

Cash left in deal

Cash left after refi$28,220
Total cash in$90,970
Refi proceeds$62,750

Capital deployed by phase

Down payment$27,000
Points on acquisition loan$3,060
Capital in after buy$34,060
Rehab + contingency$49,500
Holding costs during rehab$1,800
Debt service during rehab$5,610
Total cash in by refi$90,970

Refinance math

New refi loan (ARV × LTV)$221,250
Payoff of acquisition loan$153,000
Refi closing costs$5,500
Refi proceeds to you$62,750

Post-refi monthly cash flow

Effective rent (after vacancy)$2,090
Operating expenses$731
Net operating income (NOI)$1,359
Refi principal + interest$1,509
Monthly cash flow-$150
DSCR (NOI ÷ P&I)0.90

Returns: before vs after refi

Cash-on-cash before refi-0.57%
Cash-on-cash after refi-6.39%
Effective return on cash left in deal-6.39%

Before-refi return uses the acquisition payment; after-refi return uses the new long-term refi payment. The effective return divides annual post-refi cash flow by the cash you actually have left in the deal — the number experienced BRRRR investors watch.

Results are estimates based on user inputs and do not represent loan terms, APR, or a financing offer. Pre-filled values are illustrative examples, not available or quoted rates. Actual terms depend on credit, property, program, and underwriting.

Want a loan officer to pressure-test a real deal?

Talk through your BRRRR numbers with a licensed loan officer. Get honest feedback on ARV, lender overlays on cash-out, and whether the refi will actually pencil at today's rates.

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Frequently asked questions

What are the phases of BRRRR?
Buy (purchase the property), Rehab (renovate to increase value/ARV), Rent (place a tenant to establish cash flow), Refinance (pull out capital based on the new ARV), and Repeat (use the proceeds for the next deal).
What is a seasoning period and why does it matter?
Most lenders require the property to be owned and rented for 3–12 months before they will refinance off the appraised ARV rather than the original purchase price. If you refi too early, you are usually capped at purchase price plus documented rehab.
How high can the refi LTV go on a cash-out refinance?
On a single-family investment property, most DSCR and conventional lenders cap cash-out at 75% LTV. Some go to 80% on lower-leverage files. Overlays vary by lender, credit score, and DSCR coverage.
Why is ARV the single most important number?
Your refinance proceeds are based on ARV × refi LTV. A low appraisal crushes the whole strategy because it caps how much capital you can recover. Conservative ARVs based on real comparable sales are how experienced investors underwrite.
What does an infinite return scenario mean?
If the cash-out refinance returns all of your original capital (and sometimes more), you have zero or negative cash left in the deal. Cash-on-cash return is mathematically undefined, often called infinite return. It does not mean the deal is risk-free.
What are common pitfalls?
Over-optimistic ARVs, underestimated rehab, longer-than-planned holding times, lender seasoning requirements, and assuming 75% LTV without confirming the lender's actual cash-out overlays.

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Related reading

Want the story behind the numbers?

  • HubInvestment property hubHow BRRRR fits a long-term portfolio plan.Read
  • HubCash-out refinance hubThe 'R' in BRRRR — how the refi step actually works.Read
  • HubNon-QM loansDSCR and bridge programs investors lean on for BRRRR.Read
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