BRRRR Calculator
Buy · Rehab · Rent · Refinance · Repeat
📦 Buy & Rehab
Loan interest, utilities, insurance
🏠 After Repair Value & Rent
PITI + management + maintenance
🏦 Refinance
Most lenders: 70–80%
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Cash Left In Deal
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Cash Pulled Out
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Monthly Cash Flow
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Cash-on-Cash
About This Calculator
The BRRRR Calculator analyzes the complete Buy-Rehab-Rent-Refinance-Repeat cycle. BRRRR is one of the most powerful wealth-building strategies in real estate because it allows you to recycle the same capital across multiple deals.
The goal of a perfect BRRRR deal: pull out all (or more than) your invested capital through the refinance, while still owning a cash-flowing rental property. If you invested $160,000 total and the refinance pulls out $165,000, you own the property for free with positive cash flow.
Key metric: Cash Left In Deal. The lower this number (ideally zero or negative), the better the BRRRR. A deal with $0 cash left in is considered a "full recycle" — you can redeploy the capital into the next deal.
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Frequently Asked Questions
What is the BRRRR strategy?▼
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property below market, renovate it to force appreciation, rent it out to qualify for a refinance, then do a cash-out refinance at the new higher value to pull out your invested capital — and repeat the cycle with the same money.
What LTV can I get on a BRRRR refinance?▼
Most conventional lenders offer 70–75% LTV on investment property cash-out refinances. Some portfolio lenders go to 80%. You need: 6–12 months of seasoning (ownership) in most cases, documented rental income, and strong credit (720+ preferred). Hard money lenders can bridge the gap during rehab.
How do I force appreciation in a BRRRR deal?▼
Force appreciation by buying below market value and renovating to improve the property. Key renovations with highest impact on appraisal: kitchen updates, bathroom remodels, adding square footage, and improving curb appeal. The goal is to create an ARV significantly above your total investment cost.
What makes a good BRRRR deal?▼
The 70% rule applies: purchase + rehab ≤ 70% of ARV. Example: $220K ARV × 70% = $154K maximum all-in cost. If you can acquire and rehab for $154K or less, a 75% LTV refinance ($165K) will return all your capital plus a profit. Below-market purchases and efficient rehabs are the keys.
What are the risks of the BRRRR strategy?▼
Main risks: over-estimating ARV (get an independent appraisal before buying), underestimating rehab costs (add 15–20% contingency), rising interest rates making refinance terms worse, inability to refinance if property doesn't appraise, and vacancy during the rehab and lease-up period.
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