BRRRR Calculator — Indianapolis, IN
Indianapolis consistently ranks as one of the top BRRRR markets in the country. Low barriers to entry, strong rent-to-price ratios, and a growing population base make it a favorite for out-of-state investors building rental portfolios remotely.
Median Price
$230,000
Rent Yield
8.2%
BRRRR Entry
$90,000
Local tip: Indianapolis has some of the most predictable ARV comps in the Midwest — large subdivisions with uniform floor plans make appraisals more reliable than in markets with diverse housing stock.
Numbers below are pre-loaded with typical Indianapolis market data. Adjust to match your specific deal.
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 0.72 means rental income does not cover the refinanced mortgage. The deal loses money every month after refinancing.
Capital Recovery Rate
105.2%
Percentage of your total invested cash recovered through refinance. 80%+ is strong. Below 60% means significant capital stays trapped.
Monthly Cash Flow
-$246
Net monthly income after all expenses and the refinanced mortgage payment. This is what hits your bank account each month.
DSCR at Refinance
0.72
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→
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 · $90,000 — $22,140 cash at closing
Rehab Complete
Month 4 · $34,500 total rehab cost
Tenant Placed
Month 5 · $1,250/mo rent starts
Seasoning Met
Month 6 · 6 months — eligible for full-ARV refinance
Refinance
Month 6 · $87,876 returned, -$4,327 left in deal
Year 1
Month 12 · -$2,958 annual cash flow
Month 0: Purchase — $90,000 — $22,140 cash at closing
Month 4: Rehab Complete — $34,500 total rehab cost
Month 5: Tenant Placed — $1,250/mo rent starts
Month 6: Seasoning Met — 6 months — eligible for full-ARV refinance
Month 6: Refinance — $87,876 returned, -$4,327 left in deal
Month 12: Year 1 — -$2,958 annual cash flow
Capital Recovery Waterfall
Show data table
| Category | Amount |
|---|---|
| Total Invested | -$83,548 |
| Recovered at Refi | $87,876 |
| Cash Flow Y1 | -$2,958 |
| Equity Y1 | $6,275 |
| Net Position | $1,369 |
Sensitivity: ARV vs Rehab Overrun
| ARV ↓ / Rehab → | Base | +10% | +20% | +30% | +50% |
|---|---|---|---|---|---|
| -20% | 75% | 72% | 70% | 67% | 62% |
| -15% | 83% | 79% | 76% | 74% | 69% |
| -10% | 90% | 87% | 83% | 80% | 75% |
| -5% | 98% | 94% | 90% | 87% | 81% |
| Base | 105% | 101% | 97% | 94% | 87% |