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BRRRR Calculator

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

Free BRRRR calculator. See how much cash stays in the deal after an ARV refinance, then the monthly cash flow and cash on cash return on what is left in.

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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