BRRRR Calculator: Refinance, Cash Left In & Cash Flow
Analyze Buy, Rehab, Rent, Refinance, Repeat with a clear breakdown of project cost, debt payoff, net refinance proceeds and cash left invested. Estimate the new fixed-rate mortgage payment and rental cash flow after vacancy and reserves. All amounts are USD; sample rates and loan-to-value ratios are editable assumptions, not lender offers.
Your Numbers
Results
Results update live as you type. Estimates only — not financial, tax, or investment advice.
The Formula
Project cost = purchase + rehab + acquisition/holding costs; cash invested = project cost − existing debt; net refinance proceeds = ARV × LTV% − debt payoff − refinance costs; cash left = cash invested − net proceeds
Understanding the BRRRR Calculator: Refinance, Cash Left In & Cash Flow
Worked example: a $120,000 purchase plus $35,000 rehab and $5,000 acquisition/holding costs is a $160,000 project. With $100,000 outstanding debt, the model assumes $60,000 of your cash is invested before refinancing.
At $220,000 ARV and 75% LTV, the gross refinance loan is $165,000. After a $100,000 payoff and $5,000 refinance closing costs, net proceeds are $60,000. Cash left invested is therefore $0. At 7% over 30 years, the new P&I payment is $1,097.75. Rent of $1,800 less 5% vacancy, $600 operating costs and $150 reserves leaves −$137.75 monthly cash flow. Recovering all initial cash does not make this example cash-flow positive.
This simplified capital model assumes the existing debt funded project costs and the same principal balance is paid off at refinance. Include carrying interest and financing fees in project costs. If principal repayments, partner contributions or other cash transfers make project cost minus debt different from actual cash invested, reconcile those separately before using the result.
Refinance closing costs are deducted from the gross loan; do not add them to project costs as well. Positive net proceeds mean cash paid to you; negative proceeds mean cash required at refinance. Negative cash left invested means proceeds exceed modeled cash invested, not risk-free or infinite returns.
The appraisal, lender eligibility, maximum cash-out amount and seasoning requirements depend on your loan program. Check them directly with the lender. Mortgage P&I excludes taxes and insurance: include these, HOA, utilities and management in monthly operating costs. This estimate excludes income taxes, appreciation and sale proceeds.
Reference
This reference explains mortgage cost terminology. Calculator assumptions and examples are illustrative and are not lender quotes.
Frequently Asked Questions
How much cash can I pull out of a BRRRR refinance?
This model starts with ARV times your chosen LTV, then subtracts the outstanding loan payoff and refinance closing costs. Actual lender underwriting and program limits may produce a lower amount.
Can a BRRRR deal return all my cash but still lose money monthly?
Yes. In the worked example, the refinance returns the modeled $60,000 cash investment, but mortgage payments, operating costs, vacancy and reserves produce negative monthly cash flow.
What if the refinance loan is less than my existing debt?
Net proceeds become negative after payoff and closing costs. You must supply additional cash, which increases the amount left invested.
What seasoning period or LTV should I use?
Ask your lender for the rules for your property and loan program. The 75% default is an example, not a guarantee of qualification or financing.