BRRRR Calculator — Oklahoma City, OK
Oklahoma City is an affordable BRRRR market with low entry prices and solid rent-to-price ratios. The economy is energy-sector dependent, which creates cyclical risk but also opportunities during downturns when property prices dip.
Median Price
$200,000
Rent Yield
8.0%
BRRRR Entry
$85,000
Local tip: Oklahoma has higher insurance costs due to tornado and hail risk. Get insurance quotes before making offers — a few zip codes have significantly higher premiums that can erode cash flow.
Numbers below are pre-loaded with typical Oklahoma City 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 0.61 means rental income does not cover the refinanced mortgage. The deal loses money every month after refinancing.
Capital Recovery Rate
104.8%
Percentage of your total invested cash recovered through refinance. 80%+ is strong. Below 60% means significant capital stays trapped.
Monthly Cash Flow
-$321
Net monthly income after all expenses and the refinanced mortgage payment. This is what hits your bank account each month.
DSCR at Refinance
0.61
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 · $85,000 — $20,910 cash at closing
Rehab Complete
Month 4 · $28,750 total rehab cost
Tenant Placed
Month 5 · $1,100/mo rent starts
Seasoning Met
Month 6 · 6 months — eligible for full-ARV refinance
Refinance
Month 6 · $78,910 returned, -$3,643 left in deal
Year 1
Month 12 · -$3,850 annual cash flow
Month 0: Purchase — $85,000 — $20,910 cash at closing
Month 4: Rehab Complete — $28,750 total rehab cost
Month 5: Tenant Placed — $1,100/mo rent starts
Month 6: Seasoning Met — 6 months — eligible for full-ARV refinance
Month 6: Refinance — $78,910 returned, -$3,643 left in deal
Month 12: Year 1 — -$3,850 annual cash flow
Capital Recovery Waterfall
Show data table
| Category | Amount |
|---|---|
| Total Invested | -$75,267 |
| Recovered at Refi | $78,910 |
| Cash Flow Y1 | -$3,850 |
| Equity Y1 | $5,722 |
| Net Position | -$207 |
Sensitivity: ARV vs Rehab Overrun
| ARV ↓ / Rehab → | Base | +10% | +20% | +30% | +50% |
|---|---|---|---|---|---|
| -20% | 75% | 72% | 69% | 67% | 63% |
| -15% | 82% | 79% | 76% | 74% | 69% |
| -10% | 90% | 86% | 83% | 80% | 75% |
| -5% | 97% | 94% | 90% | 87% | 82% |
| Base | 105% | 101% | 97% | 94% | 88% |