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BRRRR Calculator (Buy, Rehab, Rent, Refinance)
A BRRRR calculator shows whether a buy-rehab-rent-refinance deal works. It compares your all-in cost (purchase + rehab + costs) against the new loan you get when you refinance at the after-repair value. The difference is the cash you leave in the deal; the rent minus expenses and the new payment is your monthly cash flow.
Cash Left In = (Purchase + Rehab + Costs) − (ARV × Refi LTV)
How it works
BRRRR succeeds when the refinance pulls most or all of your capital back out while the property still cash-flows. The calculator computes your new loan as the after-repair value times the refinance loan-to-value, then subtracts it from your all-in cost to show the cash you can't recover.
It also amortizes the new loan to estimate the monthly payment, then subtracts that and your operating expenses from rent to get cash flow. Cash-on-cash return divides annual cash flow by the cash left in the deal — the lower your cash left in, the higher that return, which is the whole point of BRRRR.
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Get started freeFrequently asked questions
- How does a BRRRR calculator work?
- It compares your total all-in cost (purchase, rehab, and closing/holding costs) to the new mortgage you qualify for at the after-repair value. The gap is the cash left in the deal. It then estimates the new loan payment and subtracts it plus expenses from rent to show monthly cash flow and cash-on-cash return.
- What is a good cash-on-cash return for BRRRR?
- Because BRRRR aims to recover most of your capital, returns can be very high or even infinite when little or no cash is left in. Many investors target a meaningfully positive monthly cash flow and aim to pull out most of their initial investment; there's no single universal benchmark.
- What refinance LTV do BRRRR lenders use?
- Cash-out refinances on investment properties commonly cap loan-to-value around 70–75% of the after-repair value, though it varies by lender and loan type. Most also require a seasoning period — often 6–12 months of ownership — before you can refinance at the new value.