BRRRR Calculator — Pittsburgh, PA
Pittsburgh combines low purchase prices with a stable, diversified economy anchored by healthcare and education. The city has seen steady appreciation as tech companies and remote workers relocate for lower cost of living.
Median Price
$200,000
Rent Yield
7.8%
BRRRR Entry
$75,000
Local tip: Pittsburgh has a complex three-tier tax system (city, county, school district). Calculate all three when modeling property taxes — the combined rate varies significantly by neighborhood.
Numbers below are pre-loaded with typical Pittsburgh 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 0.64 means rental income does not cover the refinanced mortgage. The deal loses money every month after refinancing.
Capital Recovery Rate
101.8%
Percentage of your total invested cash recovered through refinance. 80%+ is strong. Below 60% means significant capital stays trapped.
Monthly Cash Flow
-$295
Net monthly income after all expenses and the refinanced mortgage payment. This is what hits your bank account each month.
DSCR at Refinance
0.64
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 · $75,000 — $18,450 cash at closing
Rehab Complete
Month 4 · $40,250 total rehab cost
Tenant Placed
Month 5 · $1,150/mo rent starts
Seasoning Met
Month 6 · 6 months — eligible for full-ARV refinance
Refinance
Month 6 · $83,030 returned, -$1,506 left in deal
Year 1
Month 12 · -$3,538 annual cash flow
Month 0: Purchase — $75,000 — $18,450 cash at closing
Month 4: Rehab Complete — $40,250 total rehab cost
Month 5: Tenant Placed — $1,150/mo rent starts
Month 6: Seasoning Met — 6 months — eligible for full-ARV refinance
Month 6: Refinance — $83,030 returned, -$1,506 left in deal
Month 12: Year 1 — -$3,538 annual cash flow
Capital Recovery Waterfall
Show data table
| Category | Amount |
|---|---|
| Total Invested | -$81,524 |
| Recovered at Refi | $83,030 |
| Cash Flow Y1 | -$3,538 |
| Equity Y1 | $5,722 |
| Net Position | -$2,032 |
Sensitivity: ARV vs Rehab Overrun
| ARV ↓ / Rehab → | Base | +10% | +20% | +30% | +50% |
|---|---|---|---|---|---|
| -20% | 74% | 70% | 67% | 64% | 59% |
| -15% | 81% | 77% | 74% | 70% | 65% |
| -10% | 88% | 84% | 80% | 77% | 70% |
| -5% | 95% | 90% | 86% | 83% | 76% |
| Base | 102% | 97% | 93% | 89% | 82% |