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BRRRR analysis

How much cash stays in a buy-rehab-rent-refinance deal, and what cash flow is left?

Your numbers

Cash left in after refinance

$15,000

All-in cost$225,000
Refinance proceeds$210,000
Monthly cash flow after refinance$26.86
Cash-on-cash on remaining cash2.1%

Tip. Educational estimate with the assumptions listed on this page. Not tax, legal, or investment advice.

Assumptions

  • Refinance closes at the ARV and LTV you enter. Appraisal risk is not simulated.
  • Purchase closing costs live inside rehab/holding if you put them there.
  • Seasoning rules and cash-out limits vary by lender.

Explore the numbers

Examples

Load a scenario, then change one input at a time.

Example 1

Textbook

Buy 180, rehab 45, ARV 280.

Cash left in after refinance

$15,000

Example 2

Over-rehab

Rehab $80k.

Cash left in after refinance

$50,000

Example 3

70% LTV

More conservative refinance.

Cash left in after refinance

$29,000

What this calculates

Estimate cash left in after an ARV refinance, then monthly cash flow and cash-on-cash on the remaining cash.

How to use it

  1. If cash left in is negative, the deal cash-out refinances. Confirm the lender allows it.
  2. ARV is the number that makes or breaks BRRRR. Be boring.
  3. Rerun at 70% LTV if 75% feels like a brochure.

Common mistakes

  • Using retail ARV on a house that will still look like a rehab.
  • Forgetting holding costs during rehab.
  • Underwriting rent from Zillow without comps.

Formula

Cash left in = purchase + rehab − ARV × refi LTV. Cash flow uses the new amortizing payment.

FAQ

What if cash left in is negative?

You pulled money out. CoC is not a useful percentage then; look at cash flow and risk.

Is 75% LTV realistic?

Sometimes. Many investors underwrite 70% so the refinance still closes.

Does this include the original hard-money loan?

No. It assumes you get to the long-term refinance. Bridge costs belong in rehab/holding.

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