BRRRR Calculator

Solves cash left in the deal, the number that decides whether you can repeat

Enter the purchase, rehab, ARV and refinance terms. You get the all-in cost, the new loan, the cash you leave in the deal, and whether the property still cash flows after the refinance payment.

The calculator. Free, in your browser, nothing stored.

Purchase price ($)

Rehab budget ($)

Holding + closing costs ($)

After-repair value, ARV ($)

Refinance LTV (%)

Refinance rate (%)

Refinance closing costs ($)

Monthly rent after rehab ($)

Monthly operating expenses ($)

Refinance term (years)

Cash left in the deal$0

All-in cost$0

New loan at refinance$0

Monthly cash flow after refinance$0

Cash-on-cash on cash left in0%

The number BRRRR lives and dies on

Buy, rehab, rent, refinance, repeat. The strategy's whole promise is pulling your capital back out at the refinance so you can do it again. So the number that matters is not the profit on paper; it is cash left in the deal:

Cash left in = (purchase + rehab + holding costs + refinance closing costs) minus the new loan, where the new loan is the after-repair value times the lender's loan-to-value cap.

A worked example

The defaults above: buy at $170,000, put in $40,000 of rehab and $8,000 of holding and closing costs, for $218,000 all-in. The property appraises at $285,000 and the lender refinances at 70% LTV, a $199,500 loan. After $6,000 of refinance costs you leave about $24,500 in the deal, roughly 11% of all-in cost, and the property still cash flows about $35 a month after the new payment. That is a normal, honest BRRRR, not the zero-cash-left fantasy version.

The three numbers people fool themselves on

ARV. Base it on recent closed sales of genuinely comparable properties. Every failed BRRRR autopsy finds an optimistic ARV.
Rehab. Add a contingency; 15% is a working minimum and older properties need more. The paid DealGauge model itemizes the rehab budget by category so the total is built up, not guessed.
Seasoning. Most lenders require about six months from the recorded deed before a cash-out refinance on the appraised value. Under that, many will lend on the lower of purchase price or appraisal, which removes the entire point of the strategy.

Ten to twenty percent left in is success

The influencer version of BRRRR ends with all capital returned. The operator version leaves 10% to 20% of all-in cost in the deal and considers that a win, because the alternative was a 25% down payment. If your result above shows less than 10% left in, the correct reaction is suspicion, not celebration.

Want the whole picture, not one metric?

The free DealGauge calculator grades any rental A to F across cash flow, cash-on-cash, financeability and cap rate, then solves the most you could pay and still hit your targets. No account, no email, no property limit.

Grade a deal free

Questions

What LTV should I model?

Most cash-out refinances land between 70% and 75%, and DSCR lenders often cap cash-out at 70%. Model the number your lender actually quoted, not the best case.

Does the calculator include the rehab contingency?

Add it to your rehab budget figure. If your contractor bid is $35,000, entering $40,000 models roughly a 15% contingency, which is the working minimum.

What if the property does not cash flow after the refinance?

Then the refinance is converting a rental into a liability, and a smaller cash-out is usually the answer. Never pull equity that the rent cannot service.

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General information and educational content only, not investment, tax, or legal advice. Benchmarks are common rules of thumb, not guarantees or projected results. Results are estimates from the numbers you enter. Verify every figure and consult a qualified professional before purchasing any property.