BRRRR calculator: buy, rehab, rent, refinance, repeat
Work out how much of your cash a buy, rehab, rent and refinance deal gives back, what stays in the deal and what the rental earns after the new loan.
BRRRR
Updates as you type
try a lower ARV too
How this is calculated. In plain words.
- 1
All-in cost is the price plus closing costs, rehab and holding costs. Your cash in is that cost minus any purchase loan.
- 2
The refinance loan is the after repair value times the refinance LTV.
- 3
Cash back is the refinance loan minus the purchase loan it pays off and the refinance closing costs. Cash left in the deal is your cash in minus cash back.
- 4
Cash flow is rent minus operating costs and the new principal and interest payment. Cash-on-cash divides a year of cash flow by the cash left in.
The after repair value is what an appraiser decides, not what you hope for, and lenders may cap the loan at your cost if you have owned the property briefly. This calculator gives an estimate for planning only. It is not financial, tax or legal advice.
Testing the deal before you buy.
What does BRRRR stand for?
Buy, rehab, rent, refinance, repeat. You buy a property below its potential value, fix it, rent it out, refinance against the higher value to pull your cash back, and use that cash on the next deal.
What if cash left in the deal shows none?
The refinance returned all your cash, and possibly more. Cash-on-cash return is not meaningful then, so look at monthly cash flow and the equity left instead.
What usually goes wrong?
Rehab running over budget, an appraisal below the after repair value you planned on, and holding costs that pile up when the work or the lease up takes longer. Run the numbers with a lower ARV and a bigger rehab to see the downside.
Where can I learn the steps?
Our BRRRR hub walks through buying, rehab, renting, refinancing and repeating, with links to the other calculators.
Is the result advice?
No. It is an estimate for planning, using only the numbers you type. Nothing is saved or sent anywhere; the calculation runs in your browser.
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