About this BRRRR Calculator
A BRRRR deal needs both an equity/refinance test and an operating test. This calculator estimates refinance proceeds versus all-in cost, then checks cash flow and DSCR from user-entered rent, expenses, and debt service.
Who this calculator is for
- Real estate investors screening rental, flip, or refinance scenarios with transparent assumptions.
- Operators comparing user-entered costs, reserves, loan amounts, rents, fees, and rates before deeper diligence.
- Analysts who need deterministic first-pass deal math without hidden market data or lender assumptions.
When to use it
- Screen an acquisition, rehab, flip, BRRRR, or debt scenario before making an offer.
- Stress-test how vacancy, repair contingency, sale fees, financing, reserves, and refinance terms change the outcome.
- Document a simple formula-based estimate before ordering inspections, lender quotes, tax review, or legal review.
How to use this calculator
- Enter the property, rent, cost, fee, reserve, rate, or loan assumptions for the scenario.
- Review the primary output first, then compare supporting outputs to see which inputs drive the estimate.
- Run conservative cases with higher costs, higher vacancy, higher rates, lower rent, lower ARV, or lower refinance proceeds before relying on the result.
Key assumptions
- All costs, rents, ARV, loans, reserves, fees, and rates are user-entered assumptions.
- Calculations are deterministic and do not fetch market rents, tax rules, insurance quotes, lender terms, or property records.
- Results are estimates only and are not financial, tax, legal, lending, appraisal, inspection, or investment advice.
Accuracy and testing
Review formula sources, default test cases, assumptions, unit handling, rounding rules, and changelog for this calculator.
How this calculator works
Inputs explained
All-in cost inputs
Purchase price, rehab budget, closing costs, and reserves entered for the project.
ARV and refinance LTV
The user-entered value and loan-to-value percentage used to estimate refinance proceeds.
Rent, expenses, and debt service
Monthly operating assumptions used to estimate cash flow and DSCR after refinance.
Understanding your results
Example scenarios
Planning example
A $190,000 purchase, $55,000 rehab, $8,000 closing, $7,000 reserves, $330,000 ARV, 75% refinance LTV, $2,600 rent, $900 expenses, and $1,250 debt service estimate $12,500 cash left, $450 monthly cash flow, and 1.36 DSCR.
Key Features
- Instant Calculation
- Private & Secure
- Mobile Optimized
Things to Keep in Mind
This calculator is a planning model only. It does not predict appreciation, market liquidity, lender approval, tax treatment, insurance availability, permit risk, legal obligations, construction defects, tenant behavior, or final sale price.
Tips & Best Practices
- Keep a conservative case with lower income, higher costs, and longer timelines beside your expected case.
- Separate operating expenses from debt service so NOI, cash flow, and loan metrics remain clear.
- Confirm property condition, title, taxes, insurance, zoning, permits, lending terms, and exit assumptions with qualified professionals.
Glossary of Terms
- BRRRR
- Buy, Rehab, Rent, Refinance, Repeat.
- Cash left in deal
- All-in cost minus refinance loan proceeds. A positive number means cash remains invested after refinance.
- DSCR
- Debt service coverage ratio, calculated here as NOI divided by debt service.