BRRRR Calculator
Model a Buy, Rehab, Rent, Refinance, Repeat deal, total project cost, the cash-out refinance against the after-repair value, cash left in the deal, new equity, and cash flow. Runs in your browser.
Cash left in the deal
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Show the math
BRRRR recovers your capital by refinancing against the after-repair value:
refinance loan = ARV × LTV%
cash left in = project cost + refi costs − refinance loan
cash-on-cash = monthly cash flow × 12 ÷ cash left in
The goal is to pull most of your cash back out so it can be reused. A negative "cash left in" means you recovered everything plus more. With no cash left in, cash-on-cash is only "infinite" if the rent still covers the expenses and new loan; if cash flow is zero or negative it doesn't apply. Estimates only, appraisals and rates vary. All math runs locally in your browser.
What this does
A BRRRR calculator models a Buy, Rehab, Rent, Refinance, Repeat deal, total project cost, the cash-out refinance against after-repair value, cash left in the deal, new equity, and cash flow.
How it works
You buy and rehab, rent, then refinance on the after-repair value (times the lender’s LTV limit) to pull cash back out. Cash left in the deal is total project cost plus refinance closing costs, minus the new loan. Cash-on-cash return is annual cash flow divided by the cash left in.
How to use it
- Enter purchase, rehab, closing, and other initial costs.
- Enter the after-repair value and refinance LTV.
- Enter the refinance rate, term, and closing costs.
- Enter monthly rent and operating expenses, then read cash left in the deal, cash flow, and cash-on-cash.
Understanding your result
A negative “cash left in the deal” means you recovered all your cash. Cash-on-cash is shown as infinite only when all your cash is out and the rent still covers expenses and the new loan; with zero or negative cash flow it doesn’t apply. Appraisals and rates vary, so treat the results as estimates.
Example
A $150,000 purchase with $40,000 of rehab and $5,000 of closing costs is a $195,000 project. Refinancing at 75% of a $250,000 ARV gives a $187,500 loan; with $3,000 of refinance costs, $10,500 stays in the deal. At 7% over 30 years the loan costs about $1,247 a month, so $2,200 rent less $700 of expenses leaves about $253 a month, a cash-on-cash return of about 28.9%.
Last updated .
Frequently asked questions
How does the BRRRR strategy work?
You buy and rehab a property, rent it, then refinance based on its after-repair value to pull most of your cash back out, and repeat. The tool models each step.
What is "cash left in the deal"?
Your total project cost plus refinance costs, minus the new loan you take out. A negative number means you recovered all your cash and then some. Cash-on-cash return is then “infinite” only if the property still cash-flows; if cash flow is zero or negative, the tool shows N/A.
How is the refinance loan sized?
It is the after-repair value times the lender’s loan-to-value limit. For a conventional loan sold to Fannie Mae, a cash-out refinance of a one-unit investment property is capped at 75% LTV (70% for two to four units); other lenders and loan programs set their own limits. The remaining value stays as your equity.
Are the results exact?
No, appraisals and rates vary, so treat them as estimates. All math runs locally in your browser.
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