BRRRR & Refinance Calculator

Buy, Rehab, Rent, Refinance, Repeat — the honest version. Model how much capital you actually pull out, and whether the deal still cash-flows after the refi debt.

BRRRR risk warning: This strategy works when the ARV appraisal comes in at or above your estimate and the lender's LTV holds. If the ARV is 10–15% lower, or the lender caps LTV tighter, you leave far more capital trapped than the model shows. The defaults here are realistic, not optimistic — run the downside scenario by lowering your ARV before you commit.

Purchase & Rehab

Purchase price ($)

Purchase closing costs (%)

Rehab budget ($)

Rehab duration (months)

Holding costs during rehab ($/mo) — taxes + insurance + utilities + loan interest

Initial Financing

Use 0% if paying all cash; otherwise model hard money or a purchase loan.

Purchase loan (% of price)

Loan interest rate (% APR)

Loan interest is a component of the holding costs above. Cash invested = price × (1 − loan%) + purchase closing + rehab + holding costs.

After Repair Value (ARV)

Your ARV estimate ($) — be conservative

Refinance

Refi LTV (% of ARV)

Refi interest rate (% APR)

Refi term (years)

Refi closing costs (% of new loan)

Rental Income & Operating Costs

Post-refi cash flow — validates whether the deal survives the new debt load.

Monthly rent ($)

Vacancy (% of gross rent)

Management (% of gross rent)

Maintenance (% of gross rent)

Capex reserve (% of gross rent)

Property taxes ($/yr)

Insurance ($/yr)

BRRRR Deal Summary

Cash left in the deal (lower = better BRRRR)—

Monthly cash flow (post-refi)—

Cash-on-cash return (on cash left)—

Capital Stack

Total all-in cost (price + closing + rehab + holding)—

Your cash invested (all-in minus purchase loan)—

Purchase loan amount—

Refinance

New loan amount (ARV × LTV)—

Refi closing costs—

Cash pulled out at refi (new loan − purchase loan payoff − refi closing)—

Equity captured (ARV − new loan)—

New monthly mortgage (P&I)—

Post-Refi Rental Detail

Gross rent (annual)—

Effective gross income (after vacancy)—

Operating expenses /yr, before capex & debt—

NOI (before capex & debt)—

Capex reserve /yr—

Annual cash flow (post-refi)—

NOI excludes capex and mortgage (standard). Cash flow subtracts both because they leave your pocket every month. Management, maintenance, and capex are % of gross scheduled rent.