Free Calculator

Free BRRR Calculator

Model your Buy-Rehab-Rent-Refinance-Repeat deal from acquisition to post-refinance cash flow. Enter your purchase price, rehab budget, ARV, and refinance terms to see exactly how much capital you recover and whether you achieve infinite return. No signup required — your inputs are saved in the URL.

Buy

Acquire distressed property below market value

Rehab

Renovate to force appreciation

Rent

Tenant in place before refinance

Refinance

Pull capital out based on ARV

Repeat

Deploy recovered capital into next deal

Deal Details

Buy→Rehab→Rent→Refinance→Repeat
Buy + Rehab
$

Purchase the distressed property below market value

$

Total cost to bring the property to rent-ready condition

$

Estimated market value after all repairs are complete. Get a BPO or appraisal to confirm.

Refinance Terms
%

Most DSCR and conventional lenders allow 70–75% LTV on cash-out refi of non-owner-occupied properties

%
yrs
Rent + Expenses (Post-Rehab)
$
%

National average is ~5–8%

$

Total annual costs: taxes, insurance, management, maintenance, CapEx reserves

Results update instantly. Copy the page URL to share or save this analysis — your inputs are embedded in it.

BRRR Analysis

Capital Stack

Total Investment

$162,400

Purchase + rehab + ~2% acquisition costs

Refinance Amount

$150,000

ARV × LTV

Cash Left in Deal

$14,650

Still in the deal after refi

Equity Captured

$50,000

ARV − refinance loan balance

Capital recovered at refi92%

92% of your total investment recovered. Remaining: $14,650.

Post-Refinance Cash Flow

Monthly Cash Flow

$212

Annual Cash Flow

$2,545

Monthly Mortgage (P&I)

$998

Monthly NOI

$1,210

Before debt service

Return on Invested Capital

Cash-on-Cash Return

17.4%

Annual cash flow ÷ cash left in deal

Deal Summary

Total Investment (all-in)$162,400
After-Repair Value (ARV)$200,000
Forced Appreciation$37,600
Refinance Amount$150,000
Cash Left in Deal$14,650

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How to Use This BRRR Calculator

  1. 1

    Enter your buy + rehab numbers

    Input your purchase price, total estimated rehab cost, and the after-repair value (ARV) you expect once the renovation is complete. The calculator estimates 2% in acquisition and closing costs automatically.

  2. 2

    Set your refinance terms

    Enter the LTV your lender will give you (typically 70–75% for non-owner-occupied), the expected interest rate, and the loan term. The calculator applies your LTV to the ARV to determine how much you can borrow.

  3. 3

    Enter post-rehab rental income and expenses

    Input the monthly rent you expect to collect and a vacancy rate. For operating expenses, total your annual costs — property tax, insurance, management fees, maintenance, and CapEx reserves — and enter the sum.

  4. 4

    Review the capital stack results

    "Cash Left in Deal" is the key BRRR metric. If it's negative, you pulled out more than you invested — that's infinite return territory. The calculator flags this explicitly.

  5. 5

    Stress-test your ARV

    ARV estimates are speculative. Lower your ARV by 10–15% and see if the deal still pencils. The difference between a good BRRR and a deal that ties up your capital for years is often in the accuracy of the ARV.

Key BRRR Concepts

Forced Appreciation

The increase in value you create through renovation — as opposed to passive market appreciation. A property bought for $120,000, rehabbed for $40,000, and appraised at $200,000 has $40,000 of forced appreciation (ARV − total cost). This is the engine of the BRRR strategy.

Cash Left in Deal

The net capital that remains tied up after your cash-out refinance. Calculated as total investment minus refinance proceeds (net of refi closing costs). Lower is better. Zero or negative means infinite return: you own the asset outright but have none of your original capital at risk.

Infinite Return

When cash left in deal is zero or negative AND the property still generates positive cash flow. Since you have no money in the deal, any return is infinite as a percentage. This is the ideal BRRR outcome — it lets you scale your portfolio without depleting capital.

DSCR (Debt Service Coverage Ratio)

NOI ÷ Annual Debt Service. DSCR lenders (a common choice for BRRR investors) qualify the loan based on the property's income rather than your personal income. A DSCR of 1.2 or above is typically required — meaning NOI must be at least 120% of your mortgage payments.

Frequently Asked Questions

What does BRRR stand for?
BRRR stands for Buy, Rehab, Rent, Refinance, Repeat. It's a real estate investment strategy where you purchase a distressed property below market value, renovate it to increase its value, rent it out to generate cash flow, then refinance based on the new appraised value to pull out capital. That capital is then redeployed into the next deal — potentially repeating indefinitely.
What is "infinite return" in a BRRR deal?
Infinite return occurs when your cash-out refinance returns 100% or more of the capital you invested in the deal (purchase + rehab + closing costs). Because you have no remaining cash invested in the deal, any positive cash flow represents an infinite percentage return on your equity. This is the ideal BRRR outcome — you own an asset generating income with none of your own money remaining at risk.
What LTV can I get on a cash-out refinance of a rental property?
Most conventional lenders and DSCR (Debt Service Coverage Ratio) lenders allow 70–75% LTV on cash-out refinances of non-owner-occupied investment properties. Some portfolio lenders will go to 80% for strong borrowers with excellent debt service ratios. Owner-occupied properties are different — conventional loans allow up to 80% LTV for cash-out refi.
How is ARV (After-Repair Value) determined?
ARV is the estimated market value of a property after all planned renovations are complete. The most reliable ARV estimate comes from a licensed appraiser or a Broker Price Opinion (BPO) based on recent comparable sales (comps) in the same neighborhood for similar properties in rent-ready condition. Your lender will order their own appraisal at refinance, so verify your ARV estimate with multiple data sources before committing to a deal.
What operating expenses should I include?
A comprehensive annual operating expense estimate should include: property taxes, landlord insurance, property management fees (if applicable), maintenance and repairs (budget 1–2% of ARV per year), CapEx reserves (budget 5–10% of gross rent), and vacancy reserve. This calculator lets you enter a single annual operating expenses figure — add all these line items together.
What is the 70% rule in real estate investing?
The 70% rule states that a fix-and-flip or BRRR investor should pay no more than 70% of the ARV minus the cost of repairs. Formula: Maximum Offer = (ARV × 0.70) − Rehab Cost. This rule of thumb is designed to ensure enough margin for profit after all costs. The actual percentage varies by market and strategy — in expensive coastal markets investors sometimes work at 75–80% due to lower rehab costs relative to ARV.
Can BRRR deals help me qualify as a Real Estate Professional?
Yes — time spent managing, coordinating, and overseeing BRRR projects (acquisition, contractor oversight, property management setup) can count toward your Real Estate Professional hours under IRC Section 469, provided you materially participate in the activity. REPSShield helps you document and track these hours in an IRS-compliant format.

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