BRRRR Calculator
Buy, Rehab, Rent, Refinance, Repeat — decision-grade analysis
This deal does not work as a BRRRR — refinance math does not support full capital recovery.
DSCR of 0.67 means rental income does not cover the refinanced mortgage. The deal loses money every month after refinancing.
Capital Recovery Rate
92.5%
Percentage of your total invested cash recovered through refinance. 80%+ is strong. Below 60% means significant capital stays trapped.
Monthly Cash Flow
-$351
Net monthly income after all expenses and the refinanced mortgage payment. This is what hits your bank account each month.
DSCR at Refinance
0.67
Debt Service Coverage Ratio — net operating income divided by annual mortgage payment. Lenders typically require 1.0+ and prefer 1.25+.
Warnings
🔴 DSCR below 1.0 — this deal does not cash flow after refinance
The Debt Service Coverage Ratio is below 1.0, meaning rental income does not cover the mortgage payment after refinancing. Most lenders will not approve this refinance, and if they do, you will lose money every month.
Increase rent, reduce purchase price, or find a property with a lower ARV-to-price ratio to improve cash flow after refinance.
Compare DSCR lender options→
🟡 This deal depends on hitting your ARV target
The capital recovery projection assumes the property appraises at your estimated ARV. If the appraisal comes in lower, your refinance proceeds drop and more cash stays in the deal.
Review the ARV sensitivity panel to see how a 10-15% miss affects your position. Get comparable sales data to validate your ARV estimate before committing.
🟡 Cost basis is high relative to ARV — thin margin for value-add
Your all-in cost (purchase + rehab) is 80% of ARV. Successful BRRRRs typically target 70-75% or lower. The tighter this ratio, the less room for error.
Negotiate a lower purchase price or find a property where the rehab creates more value relative to cost.
Deal Breakdown
Purchase
Rehab
Refinance
Cash Flow (Annual)
Returns
Sensitivity Analysis
ARV Variance
Rehab Overrun
Rent Variance
This analysis is an estimate based on the inputs you provided. Actual results will vary. Not financial advice. Consult qualified professionals before making investment decisions.
BRRRR Timeline
Purchase
Month 0 · $120,000 — $29,520 cash at closing
Rehab Complete
Month 4 · $40,250 total rehab cost
Tenant Placed
Month 5 · $1,400/mo rent starts
Seasoning Met
Month 6 · 6 months — eligible for full-ARV refinance
Refinance
Month 6 · $97,568 returned, $7,920 left in deal
Year 1
Month 12 · -$4,210 annual cash flow
Month 0: Purchase — $120,000 — $29,520 cash at closing
Month 4: Rehab Complete — $40,250 total rehab cost
Month 5: Tenant Placed — $1,400/mo rent starts
Month 6: Seasoning Met — 6 months — eligible for full-ARV refinance
Month 6: Refinance — $97,568 returned, $7,920 left in deal
Month 12: Year 1 — -$4,210 annual cash flow
Capital Recovery Waterfall
Show data table
| Category | Amount |
|---|---|
| Total Invested | -$105,488 |
| Recovered at Refi | $97,568 |
| Cash Flow Y1 | -$4,210 |
| Equity Y1 | $7,383 |
| Net Position | -$12,130 |
Sensitivity: ARV vs Rehab Overrun
| ARV ↓ / Rehab → | Base | +10% | +20% | +30% | +50% |
|---|---|---|---|---|---|
| -20% | 65% | 62% | 60% | 58% | 54% |
| -15% | 72% | 69% | 67% | 64% | 60% |
| -10% | 79% | 76% | 73% | 70% | 66% |
| -5% | 86% | 82% | 79% | 77% | 72% |
| Base | 92% | 89% | 86% | 83% | 78% |
BRRRR Calculator by Market
Pre-loaded with local market data — median prices, rents, taxes, and investor tips.
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How the BRRRR Calculator Works
The BRRRR method — Buy, Rehab, Rent, Refinance, Repeat — only works when the numbers line up across all five phases. This free BRRRR calculator runs the full deal: your purchase price and rehab budget, the after-repair value (ARV) it should appraise at, the rent it will command, and the refinance that pulls your cash back out. Instead of a single output, it returns a decision-grade verdict on whether the deal actually works — and warns you where it's most likely to break.
The metric that decides a BRRRR deal is your capital recovery rate: how much of your invested cash comes back at refinance so you can recycle it into the next property. The calculator computes it for you, stress-tests a low appraisal, and checks whether your rent clears the DSCR most lenders require to refinance. New to the strategy? Start with What Is BRRRR Investing? or learn how to calculate ARV.
Once a deal pencils out, most investors refinance with a DSCR loanthat qualifies on the property's income rather than yours, and track their pipeline of deals in one place. DealCheck lets you save and track full deals across your portfolio(affiliate link) (20% off with code BESTDEAL).
Frequently Asked Questions
- Is the BRRRR calculator free?
- Yes. The Rabbyt BRRRR calculator is free with no signup or account required. You can run unlimited deals, compare two scenarios side by side, and stress-test your assumptions.
- What is the BRRRR method?
- BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property below market value, renovate it, rent it to a tenant, refinance based on the higher after-repair value to pull your cash back out, then repeat with the recovered capital. The BRRRR method calculator models each of those five phases and tells you how much cash you get back.
- How does the calculator estimate after-repair value (ARV)?
- You enter the after-repair value directly, based on comparable sales in your market. The calculator then uses your ARV to compute the refinance loan amount, your capital recovery rate, and how much cash stays trapped in the deal. Because ARV drives the entire refinance, the calculator flags deals where a low appraisal would leave you over-leveraged.
- What is a good capital recovery rate on a BRRRR deal?
- Capital recovery rate is the percentage of your invested cash returned at refinance. Above 80% is strong. At 100% you pull all your cash back out and have nothing left in the deal — sometimes called an infinite return. The calculator shows your recovery rate and warns you when a deal leaves too much cash trapped.
- What DSCR do I need to refinance a BRRRR property?
- Most DSCR lenders require a debt service coverage ratio of at least 1.0, and prefer 1.25 or higher. The calculator checks whether your projected rent covers the refinanced mortgage with enough margin to qualify, so you know before you buy whether the refinance is realistic.
Related Guides & Tools
- Understanding Capital Recovery Rate
- Refinance Seasoning Requirements
- BRRRR vs. Fix and Flip
- Cost Segregation Analyzer — is a study worth it once you own the rental?