BRRRR Calculator
Model a Buy-Rehab-Rent-Refinance-Repeat rental deal. Include current loan payoff and refinance costs to estimate net cash returned, capital left in the property, and post-refinance cash flow.
B — Buy
Down payment/equity, or full price for an all-cash purchase
Cash paid for interest, taxes, insurance, utilities, and financing fees before refinance. Exclude costs already entered elsewhere and loan principal included in payoff.
Total cash in: $163,000
R — Rent
Include vacancy, taxes, insurance, maintenance, and management (exclude mortgage)
R — Refinance
Use the limit from your lender's refinance terms
Balance paid from the new refinance loan
Estimates use your inputs. The calculator subtracts the current loan payoff and refinance costs from the new loan amount; lender qualification, taxes, reserves, and transaction details can change actual proceeds and returns.
BRRRR worked example: how much cash stays in the deal?
This illustrative all-cash purchase uses the calculator’s starting values with $6,000 in pre-refinance holding costs. It is a learning scenario, not an actual listing or a forecast. The second column adds $5,000 in refinance fees so you can see their effect.
| Input or result | No refinance fees assumed | With $5,000 refinance fees |
|---|---|---|
| Purchase price / cash at purchase | $120,000 / $120,000 | $120,000 / $120,000 |
| Acquisition closing / rehab / holding | $3,000 / $40,000 / $6,000 | $3,000 / $40,000 / $6,000 |
| Total cash invested | $169,000 | $169,000 |
| ARV / refinance LTV | $220,000 / 75% | $220,000 / 75% |
| Existing loan payoff / refinance fees | $0 / $0 | $0 / $5,000 |
| Net refinance proceeds | $165,000 | $160,000 |
| Cash left in the deal | $4,000 | $9,000 |
With monthly rent of $1,600, annual operating expenses of $5,760 and an assumed monthly principal-and-interest payment of $880, annual cash flow is $2,880 ($240/month). Cash-on-cash return is 72% on $4,000 remaining, or 32% on $9,000. The income is identical: the percentage changes because the remaining cash changes. Neither percentage describes the return on the full $169,000 initially invested.
Replace the zero fees, estimated ARV and assumed payment with actual quotes. If the ARV falls to $200,000 at the same 75% LTV with $5,000 fees, net proceeds fall to $145,000 and $24,000 remains invested. Update the mortgage payment too when modeling a different loan. Include reserves and avoid counting the same expense twice.
The CSV contains example values and a blank column for your inputs; it does not calculate results automatically.
How this BRRRR calculator estimates a deal
Use lender and property-specific assumptions. This free calculator estimates the cash flow and capital recycling steps; it does not predict loan approval or property performance.
- Maximum refinance loan: after-repair value (ARV) × the LTV percentage you enter.
- Net refinance proceeds: new loan amount minus the existing loan payoff and refinance costs. If this is negative, the difference is additional cash needed at closing.
- Cash left in the deal: purchase cash contribution + acquisition closing costs + rehab costs + pre-refinance holding and financing costs, minus net refinance proceeds.
- Estimated annual cash flow: monthly rent × 12, minus annual operating expenses and 12 months of the entered principal-and-interest payment.
- Cash-on-cash return: estimated annual cash flow divided by cash left in the deal, when cash remains invested.
Enter vacancy, taxes, insurance, maintenance, and management in annual operating expenses. Read our BRRRR method guide for the strategy, assumptions, and risks.
How the BRRRR Method Works
Purchase a property below market value — usually one that needs renovation.
Renovate to raise the after-repair value (ARV) and make it rent-ready.
Place a tenant to generate cash flow and qualify the property for refinancing.
Cash-out refinance at 70–75% of ARV. Use proceeds to recover your invested capital.
Deploy the recycled capital into the next deal and grow your portfolio.
How Haven Validates Value-Add & ARV
Understand the sources and assumptions behind Haven’s investment estimates. Verify renovation budgets and after-repair value with local evidence before relying on a scenario.
Explore Other Investment Calculators
BRRRR Strategy — Common Questions
How do holding costs and refinance fees affect a BRRRR deal?
Holding costs increase the cash invested before refinancing. Refinance fees reduce the proceeds returned to you. In the worked example, $169,000 invested minus $165,000 of net proceeds leaves $4,000 in the deal. Adding $5,000 of refinance fees raises cash left to $9,000, with the other inputs unchanged.
What does BRRRR stand for?
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. It's a real estate investment strategy where you purchase a distressed property, renovate it, rent it out, refinance to pull out equity, and use that cash to buy the next deal.
What is after-repair value (ARV)?
ARV is the estimated market value of a property after all renovations are complete. It's the key number in a BRRRR deal — your refinance loan is based on a percentage (typically 70–75%) of the ARV.
What LTV should I use for the refinance?
Use the maximum loan-to-value ratio from your lender's current refinance terms. Eligible LTV depends on the lender, property, borrower, and loan program; use this input to model a scenario, not as a loan offer.
What if the refinance returns all of my cash invested?
If net refinance proceeds after paying off existing debt and refinance costs equal or exceed the cash you invested, no original cash remains in the deal. A cash-on-cash percentage is undefined when the denominator is zero, so compare the estimated annual cash flow and equity separately.
How do I find good BRRRR properties?
BRRRR deals need properties trading below market value — usually ones that need work. Haven searches active for-sale listings across 50+ US markets and scores each on the numbers, so undervalued and value-add candidates are easier to spot.
Put the numbers next to a property
Browse public listings, review a property’s investment estimates, then use your own rehab budget, rent and lender terms in this calculator. A listing is a starting point, not a verified BRRRR deal.