Real Estate Investing Calculators

BRRRR calculator.

BRRRR means buy, rehab, rent, refinance, repeat. The key number is how much of your cash comes back out at the refinance. Enter the all-in cost, after-repair value and refinance terms below to see cash left in the deal, new payment, cash flow and equity. Runs in your browser; nothing is sent or stored.

Your numbers

Purchase price (paid in cash)

Rehab cost

Closing costs on purchase

Holding costs during rehab

After-repair value (ARV)

Refinance loan-to-value

Refinance interest rate

Refinance amortization (years)

Refinance costs (% of new loan)

Monthly rent after rehab

Vacancy allowance

Operating expenses (% of collected rent)

This models a cash purchase followed by a cash-out refinance. ARV, loan-to-value and costs are your own numbers; get the ARV from comparable sales and the loan-to-value from a lender quote. Payment uses monthly compounding.

Result

Fill the form and press Calculate.

Not financial advice. This is an estimating tool built on the numbers you enter. Real estate returns depend on assumptions that can be wrong; check them with a lender, an accountant and local sources before you buy.

Worked example

Buy for $150,000, rehab $40,000, closing $4,000 and holding $6,000: all-in cost $200,000.00 (80.0% of a $250,000 ARV). Refinancing at 75% of ARV gives a $187,500.00 loan; after $3,750.00 of refinance costs, $183,750.00 comes back, so $16,250.00 is left in the deal. The new payment is $1,247.44 a month. Rent of $2,400 with 5% vacancy and 40% expenses leaves NOI of $16,416.00, so cash flow is $120.56 a month and cash-on-cash return is 8.90%.

How it works

All-in cost = purchase + rehab + closing + holding. New loan = ARV x refinance LTV. Net proceeds = new loan - refinance costs. Cash left in = all-in cost - net proceeds (zero or negative means you recovered everything). NOI = rent x 12 x (1 - vacancy) x (1 - expense %). Cash flow = NOI - 12 payments on the new loan. Cash-on-cash return = annual cash flow / cash left in. Interim financing costs of a short-term loan are not modelled: enter them in holding costs.

Sources and basis

BiggerPockets describes BRRRR as buy, rehab, rent, refinance, repeat: buy distressed property, renovate, rent it out, refinance and reinvest the proceeds, with the aim of recovering a significant portion of the initial investment.

BRRRR Method for Beginners (Complete Introduction) (BiggerPockets), opened 2026-10-08.
Cash on Cash Return - Definition, Formula, Examples (Corporate Finance Institute, published Feb 16, 2020), opened 2026-10-08.

FAQ

What does BRRRR stand for?

Buy, rehab, rent, refinance, repeat.

How much cash do you get back in a BRRRR refinance?

New loan minus refinance costs. In the example, $187,500.00 - $3,750.00 = $183,750.00, which leaves $16,250.00 of your $200,000.00 in the property.

What happens if no cash is left in the deal?

Your cash-on-cash return is not meaningful because the denominator is zero or negative. Look at monthly cash flow and equity instead.

Where do I get the after-repair value?

From recent sales of similar renovated properties nearby, or an appraisal. The refinance lender uses its own appraisal, so a low appraisal is the main risk to this math.

Does the calculator include a hard money loan?

No. It assumes a cash purchase. If you used short-term financing, add its interest and fees to holding costs.