BRRRR Calculator
Run the numbers on a Buy, Rehab, Rent, Refinance, Repeat deal — see how much cash you leave in after the refinance, your new loan, and monthly cash flow.
Reviewed by the CalcCafe editorial team · Last updated 1 July 2026 · How we test our tools
Example
Buy for $120,000 and put $40,000 into rehab, so your all-in is $160,000. If the after-repair value is $200,000 and the bank refinances at 75% LTV, the new loan is $200,000 × 0.75 = $150,000. That leaves $10,000 of your cash still in the deal, with $50,000 of equity and, at $1,800 rent minus $700 expenses, $1,100 a month in cash flow.
How it works
All-in cost = purchase + rehab. Refinance loan = ARV × refinance LTV%. Cash left in the deal = all-in cost − refinance loan (a negative result means you cashed out more than you put in). Equity after refinance = ARV − refinance loan, and monthly cash flow = monthly rent − monthly expenses.
Good to know
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat — a strategy where you buy a distressed property, fix it up to raise its value, rent it out, then pull your capital back out through a cash-out refinance so you can go do it again. The whole game hinges on one number: how much of your own money stays trapped in the deal after the refinance. This calculator surfaces that figure alongside your new loan balance and monthly cash flow.
The magic happens when the after-repair value climbs high enough that a refinance at a typical 70–75% loan-to-value returns most or all of your purchase-plus-rehab cash. If the refinance loan matches or exceeds your all-in cost, the "cash left" figure drops to zero or goes negative, meaning an infinite (or near-infinite) return on the money you actually kept in the property. Leaving a few thousand dollars in is still a strong outcome compared with a conventional down payment you never see again.
Watch the cash-flow line just as closely. A property that returns all your capital but barely breaks even each month can turn painful when a roof or a vacancy hits. The monthly expenses field should fold in the new mortgage payment, taxes, insurance, property management, and a realistic reserve for repairs and vacancy — not just the loan. Many investors target a minimum cash-flow cushion per unit before they consider a BRRRR a keeper.
Treat every output here as a planning estimate, not a guarantee. Appraisals can come in below your ARV target, lenders set their own LTV limits and seasoning periods, and rehab budgets famously run over. Confirm the appraisal, the refinance terms, and your rent assumptions before committing capital.
Frequently asked questions
What does BRRRR stand for?
Buy, Rehab, Rent, Refinance, Repeat. You purchase a property below market, renovate it to raise its value, rent it out, then refinance to pull your invested cash back so you can reuse it on the next deal.
What is a good amount of cash left in a BRRRR deal?
The ideal is $0 or less — a full cash-out where the refinance returns everything you put in. Leaving a small amount, say a few thousand dollars, is still considered a very efficient deal compared with a traditional rental down payment.
Is my data uploaded anywhere?
No — this calculator runs entirely in your browser. Your inputs never leave your device, and it works offline once loaded.
Is this calculator free?
Yes, completely free with no sign-up and no limits.
People also ask
How do you calculate cash left in a BRRRR deal?
Add your purchase price and rehab cost to get the all-in figure, then subtract the refinance loan (ARV times the lender's LTV). What remains is the cash still tied up in the property; a negative number means you pulled out more than you spent.
How much can you refinance on a BRRRR?
Most lenders cash-out refinance investment properties at roughly 70–75% of the appraised after-repair value. So on a $200,000 ARV at 75%, the new loan would be about $150,000, subject to the lender's terms and seasoning period.
Does BRRRR really work with no money down?
It can approach that outcome: if the refinance returns your entire purchase-plus-rehab cost, you recycle nearly all your capital. But you still need cash up front for the buy and rehab, and appraisals or rate limits can leave some money in the deal.
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Sources & references
This tool provides educational estimates only and is not investment or lending advice — confirm figures with your lender and a qualified professional.
These tools follow our methodology and provide educational estimates only — verify important figures with a qualified professional.