BRRRR Calculator

What is the BRRRR Method in Real Estate?

The BRRRR method is a real estate investment strategy that stands for Buy, Rehab, Rent, Refinance, Repeat — designed to let investors build a rental portfolio by recycling their initial capital rather than needing fresh money for every deal. You purchase a distressed property below market value, renovate it to force appreciation, rent it out to generate cash flow, then do a cash-out refinance based on the new appraised After Repair Value (ARV).

If the refinance loan exceeds your total all-in cost (purchase + rehab + closing costs), you recover your entire initial investment and repeat the process on the next property. This BRRRR calculator models exactly that math — showing how much capital you can pull out, what your new monthly mortgage will be, and whether the deal generates positive cash flow after the refinance.

How to Use the BRRRR Calculator

1. Enter purchase and rehab costs. Input the purchase price, estimated rehab budget, and buying-side closing costs. These sum to your total all-in cost — the number the refinance must beat.
2. Set the After Repair Value (ARV). Enter your estimated ARV based on recently sold comparable properties in the same neighborhood after full renovation. Get this from a local agent or appraiser, not a Zillow estimate.
3. Set your refinance LTV. Most conventional lenders lend up to 75% of ARV on investment properties. Enter your lender's max LTV to calculate the new loan amount.
4. Enter rental income and expenses. Input expected gross monthly rent and operating expenses: taxes, insurance, property management, maintenance reserves, and vacancy allowance.
5. Review your results. The calculator shows cash left in the deal, monthly cash flow after the new mortgage payment, and your cash-on-cash return. Near $0 left in the deal means a strong BRRRR candidate.

Who Is This For?

• Real estate investors evaluating whether a distressed property — a foreclosure, wholesaler lead, or off-market deal — qualifies for BRRRR before making an offer.
• Investors comparing buy-and-hold vs BRRRR returns on the same property, modeling how leverage and capital recycling affect long-term portfolio growth.
• Anyone learning the BRRRR strategy who wants to run it with real numbers rather than generic textbook examples.

Key Benefits

• Privacy first. All calculations run in your browser. Your deal numbers, ARV estimates, and loan terms are never sent to any server.
• Completely free. No subscription, no paywall, no account required — run as many deal analyses as you need.
• No account needed. Works instantly. To save an analysis, use your browser's Print to PDF feature.
• Models the full deal cycle. Unlike simple ARV calculators, this tool runs the complete BRRRR math: all-in cost, refinance loan, new mortgage payment, monthly cash flow, and cash-on-cash return in one place.

Common Use Cases

A new investor spots a wholesale deal at $85,000 with an estimated $35,000 rehab and $180,000 ARV. Before making an offer, they run the numbers here to confirm the 75% LTV refinance ($135,000) covers their $125,000 all-in cost — and that the $1,400/month rent generates positive cash flow after the new mortgage payment.

An experienced investor pitching a private money lender uses the calculator to show a clear breakdown of projected returns and capital recovery timeline — demonstrating exactly when the lender's money comes back and what cash flow looks like throughout.

An investor comparing two properties models both scenarios: one with a higher ARV but also higher rehab costs. The calculator shows which deal returns more capital after the refinance and which produces better ongoing cash flow.

Frequently Asked Questions