BRRRR Calculator
The BRRRR method — Buy, Rehab, Rent, Refinance, Repeat — lets investors recycle a single pool of capital across an unlimited number of deals. This calculator models the entire cycle in one place: it takes your acquisition and rehab budget, projects the After Repair Value your improved property will appraise for, and applies your lender's refinance loan-to-value to reveal how much cash you can pull back out. The headline metric is 'cash left in the deal,' the amount of your own money still trapped in the property after the cash-out refinance. A number at or below zero means you have executed an 'infinite return' deal and can redeploy your capital immediately. It also projects your new mortgage payment and post-refinance monthly cash flow so you can confirm the property still pays for itself.
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Results update live as you type. Estimates only — not financial, tax, or investment advice.
The Formula
Cash Left In Deal = (Purchase Price + Rehab Cost) − (After Repair Value × Refinance LTV%)
Understanding the BRRRR Calculator
The BRRRR strategy works because it decouples the money you use to buy and fix a property from the money that stays locked in it long-term. You front the cash to acquire and renovate a distressed property, force its value up through the rehab, then a bank refinances you into a long-term loan based on the new, higher After Repair Value. That refinance check hands most — sometimes all — of your original capital back, which you then roll into the next deal. This calculator isolates the single number that decides whether the cycle is repeatable: the cash left in the deal.
The biggest risk to a BRRRR is a low appraisal. If the property fails to appraise at your projected ARV, your refinance loan shrinks and more of your cash stays trapped. Most lenders also cap the cash-out refinance at 70–75% loan-to-value and require a 'seasoning' period of six to twelve months before they will lend against the new value. Always confirm the property still produces positive monthly cash flow after the new mortgage payment — pulling all your capital out is worthless if the deal bleeds cash every month.
Frequently Asked Questions
What is a good amount of cash to leave in a BRRRR deal?
The goal of a textbook BRRRR is to leave $0 in the deal, recovering 100% of your capital at refinance for an effectively infinite return. In practice, leaving 5–15% of the purchase price is common and still excellent, because it lets you scale far faster than a traditional 20–25% down-payment rental.
What loan-to-value do lenders offer on a BRRRR refinance?
Most conventional and DSCR lenders cap a cash-out refinance on an investment property at 70–75% of the appraised After Repair Value, and a handful go to 80%. The higher the LTV, the more cash you pull back out, so shopping lenders on this single number materially changes your returns.
What is the seasoning period on a cash-out refinance?
Seasoning is the minimum time you must own a property before a lender will refinance based on its new appraised value rather than your purchase price. It typically runs six to twelve months. Delayed-financing exceptions exist for cash purchases, but most BRRRR investors plan around a six-month timeline.