Buy · Rehab · Rent · Refinance · Repeat

BRRRR Calculator

Model the whole cycle: what you put in to buy and fix it, what the refinance hands back, how much of your own cash is still tied up, and what it rents for after.

1Acquisition

What it costs to get the keys.

$
$

2Rehab

The work, and what it costs to hold the property while it happens.

$
months
$

Taxes, insurance, and utilities during the rehab. If you finance the purchase & rehab below, its loan payments are calculated separately — no need to include them here.

$
%
pts

3Refinance

Once it's fixed up and appraises, this is the new long-term loan.

$
%
%
$

4Rental income

What it brings in once it's rented, after the refinance.

$
$

5Operating expenses

Recurring costs, excluding the new mortgage.

$
$
% rent
% rent
% rent
% rent
Quick preset Sets the bolded fields: management 10%, vacancy 8%, maintenance 8%, CapEx 8%
$
$
Split into water, gas, electric…

Results

Cash Left In Deal
$0
—
Cash invested (buy + rehab)
Purchase price$0
Buying closing costs$0
Rehab budget$0
Holding costs$0
Total cash invested$0
Refinance
After Repair Value$0
New loan amount$0
Refinance closing costs$0
Cash you can pull out at refinance
$0
—
Total cash invested$0
Cash out at refinance$0
Cash left in the deal$0
New mortgage
New monthly payment (P&I)$0
Rental performance
Effective gross income (mo.)$0
Operating expenses (mo.)$0
Net operating income (mo.)$0
Net operating income (yr.)$0
Returns
Monthly cash flow$0
Annual cash flow$0
Cap rate0.0%
Cash-on-cash ROI0.0%
DSCR0.00
Risk check
Cap rate uses ARV (the stabilized post-repair value), since that's the property's real value once the BRRRR cycle is done — not the purchase price.

Sensitivity check

The same deal under three ARV/rent assumptions — ARV is the single biggest source of BRRRR risk, since appraisals often come in under expectations.

Conservative
ARV −10%, Rent −5%		 Expected
as entered		 Optimistic
ARV +5%, Rent +5%
ARV used $0 $0 $0
Rent used $0 $0 $0
Cash left in deal $0 $0 $0
Monthly cash flow $0 $0 $0
Cash-on-cash ROI 0.0% 0.0% 0.0%

Ways to pull your cash out

A refinance is the classic BRRRR route, but it's not the only way to get equity out once the property is stabilized. A few common ones:

Conventional cash-out refinance
The standard route this calculator models. Usually the lowest rate, but full income/asset documentation and typically capped around 70–80% LTV.
DSCR loan
Qualifies off the property's rent-to-payment ratio instead of your personal income — popular with investors who hold several properties or are self-employed.
Delayed financing exception
If you bought in cash, some conventional lenders (Fannie Mae guidelines) let you cash-out refinance based on the purchase price almost immediately, without the usual 6–12 month seasoning wait.
Portfolio / local bank loan
Community and regional banks often keep loans in-house instead of selling them, so they can be more flexible on property condition, LLC ownership, or unusual deals.
HELOC or home equity loan
Pulls equity out as a line of credit or second loan instead of replacing the first mortgage — useful if your current rate is good and you don't want to disturb it.
Commercial / blanket refinance
For 5+ unit properties, or several properties held together, commercial and blanket loans can refinance them as one package, sometimes with more flexible terms.

General information, not lending advice — availability, rates, and requirements vary by lender and change over time. Talk to a mortgage broker or lender about what fits your specific deal.