BRRRR Calculator: How to Analyze Rental Property Deals in 60 Seconds
BRRRR Calculator: How to Analyze Rental Property Deals in 60 Seconds
Want to know if your next rental property will actually make money? A BRRRR calculator is the fastest way to find out—before you spend a single dollar.
The BRRRR method (Buy, Rehab, Rent, Refinance, Repeat) has helped thousands of investors build rental portfolios with limited capital. But here's the problem: most investors run the numbers by hand, make calculation errors, and end up in deals that drain cash instead of producing it.
A good BRRRR calculator eliminates the guesswork. It tells you exactly how much you'll need upfront, what you'll get back at refinance, and whether the deal actually cash flows.
TL;DR - What You'll Learn:
- What a BRRRR calculator does and why you need one for every deal
- The 7 critical metrics every BRRRR calculator must include
- Step-by-step walkthrough of analyzing a real BRRRR deal
- Top BRRRR calculators compared (free and paid options)
- Common mistakes that kill BRRRR deals before they start
- How to get 100% of your capital back on refinance
What Is a BRRRR Calculator?
A BRRRR calculator is a specialized real estate analysis tool that models every phase of the BRRRR investment strategy. Unlike generic rental property calculators, it specifically accounts for:
- Purchase phase - Acquisition costs at below-market prices
- Rehab phase - Renovation budget and holding costs during repairs
- Rent phase - Monthly cash flow after tenant placement
- Refinance phase - Cash-out amount based on After Repair Value (ARV)
- Repeat phase - Capital recovered for the next deal
The goal? Recover 100% of your invested capital (or close to it) when you refinance, while keeping a cash-flowing rental property.
A typical rental calculator only shows you cash flow. A BRRRR calculator shows you the complete picture—including whether you'll leave money trapped in the deal or walk away with cash in your pocket.
Why You Need a BRRRR Calculator for Every Deal
Running BRRRR numbers manually is a recipe for disaster. Here's why:
The math is complex. You're juggling purchase price, closing costs, rehab estimates, holding costs during renovation, hard money interest, refinance fees, and ongoing rental expenses. One wrong input throws off your entire analysis.
Speed matters. Good BRRRR deals disappear fast. Investors who can analyze deals in 60 seconds beat those who spend hours on spreadsheets.
Lender requirements are strict. Most cash-out refinance lenders require a minimum 1.25 DSCR (Debt Service Coverage Ratio). If your calculator doesn't check this, you might not even qualify for the refinance.
Small errors compound. Underestimating rehab costs by $5,000 might not seem like much. But it affects your ARV, your refinance amount, and your cash-on-cash return. A BRRRR calculator catches these issues instantly.
7 Critical Metrics Every BRRRR Calculator Must Include
Not all BRRRR calculators are created equal. Before you trust any tool with your investment decisions, make sure it calculates these essential metrics:
1. After Repair Value (ARV)
ARV is the estimated market value of your property after renovations are complete. This is the most important number in the entire BRRRR equation because it determines how much you can refinance.
Formula: ARV = Comparable sales price per square foot × Your property's square footage
Most lenders will let you refinance up to 70-75% of ARV. If your ARV estimate is off, your entire strategy falls apart.
For accurate ARV calculations, check out our guide on how to calculate ARV for real estate deals.
2. All-In Cost
Your all-in cost includes everything you spend to get the property rent-ready:
- Purchase price
- Closing costs (typically 2-4% of purchase price)
- Rehab budget
- Holding costs during renovation (utilities, insurance, taxes, loan interest)
- Contingency buffer (10-15% of rehab budget)
The 70% rule: Your all-in cost should be no more than 70% of ARV to ensure you can refinance out most or all of your capital.
3. Cash-Out at Refinance
This shows how much capital you recover when you refinance. The formula:
Cash-out = (ARV × LTV%) - Refinance closing costs - Original loan payoff
Example: $200,000 ARV × 75% LTV = $150,000 loan. Minus $4,500 closing costs and $100,000 original loan payoff = $45,500 cash back in your pocket.
4. Cash Left in Deal
After refinancing, how much of your own money stays trapped in the property?
Cash left in deal = Total cash invested - Cash-out at refinance
The goal is $0 or negative (meaning you actually pulled out more than you put in). Anything under $10,000 left in the deal is generally considered a successful BRRRR.
5. Monthly Cash Flow
Your monthly cash flow is what's left after all expenses:
Cash flow = Rent - PITI - Vacancy - Repairs - CapEx - Property Management
Where PITI = Principal + Interest + Taxes + Insurance.
A good BRRRR deal should produce at least $200-300/month in cash flow after refinancing. Remember: your new mortgage payment will be higher after the cash-out refinance.
6. Cash-on-Cash Return (CoC)
Cash-on-cash return measures your annual return based on actual cash invested:
CoC = (Annual cash flow ÷ Cash left in deal) × 100
Here's where BRRRR gets exciting. If you leave only $5,000 in a deal that produces $3,600/year in cash flow, your CoC return is 72%. Try getting that in the stock market.
If you leave $0 in the deal? Your cash-on-cash return is technically infinite.
7. DSCR (Debt Service Coverage Ratio)
DSCR is critical because lenders use it to qualify your refinance:
DSCR = Net Operating Income ÷ Annual Debt Service
Most DSCR lenders require a minimum of 1.0-1.25. A DSCR of 1.25 means your property generates 25% more income than needed to cover the mortgage payment.
If your BRRRR calculator doesn't check DSCR, you might analyze a "great" deal only to find out no lender will refinance it.
Step-by-Step: How to Use a BRRRR Calculator
Let's walk through a real example using actual numbers. This is exactly how you should analyze every BRRRR deal.
The Property
- Address: 123 Main Street (3BR/2BA single-family)
- List price: $120,000
- Your offer: $95,000
- Square footage: 1,400 sq ft
- Comparable sales: $165/sq ft after renovation
Step 1: Calculate ARV
1,400 sq ft × $165/sq ft = $231,000 ARV
This is your target after repairs. Verify this number with at least 3 comparable sales within 0.5 miles that sold in the last 90 days.
Step 2: Determine Maximum All-In Cost
Using the 70% rule:
$231,000 × 70% = $161,700 maximum all-in cost
This means your purchase price + rehab + all closing and holding costs must stay under $161,700 to have a chance at getting all your money back.
Step 3: Estimate Rehab Costs
After walking the property with a contractor:
| Category | Estimate |
|---|---|
| Kitchen remodel | $15,000 |
| Bathroom updates (2) | $8,000 |
| Flooring throughout | $7,000 |
| Paint interior/exterior | $4,000 |
| HVAC service | $1,500 |
| Landscaping | $2,000 |
| Contingency (15%) | $5,625 |
| Total Rehab | $43,125 |
For detailed guidance on estimating repairs, read our guide on how to estimate rehab costs accurately.
Step 4: Calculate All-In Cost
| Item | Amount |
|---|---|
| Purchase price | $95,000 |
| Closing costs (3%) | $2,850 |
| Rehab budget | $43,125 |
| Holding costs (3 months) | $4,500 |
| Total All-In | $145,475 |
$145,475 is under our $161,700 maximum. The deal passes the 70% rule.
Step 5: Model the Refinance
Assuming 75% LTV cash-out refinance at 7.5% interest:
- New loan amount: $231,000 × 75% = $173,250
- Refinance closing costs: $5,198 (3%)
- Pay off hard money loan: $95,000
- Cash back to you: $173,250 - $5,198 - $95,000 = $73,052
Wait—that's more than we put in! Let's check:
Total cash invested: $145,475
Cash back at refinance: $73,052
Hmm, that math doesn't work because we used a hard money loan. Let's recalculate assuming we put 10% down on the hard money loan plus paid rehab out of pocket:
- Down payment on hard money: $9,500
- Rehab paid cash: $43,125
- Closing + holding costs: $7,350
- Total cash out of pocket: $59,975
Cash back at refinance: $173,250 - $5,198 - $95,000 = $73,052
Profit at refinance: $73,052 - $59,975 = $13,077 cash in pocket + a rental property
Step 6: Calculate Cash Flow
Monthly rent estimate: $1,850
| Expense | Monthly |
|---|---|
| Mortgage (P&I at 7.5%) | $1,212 |
| Property taxes | $240 |
| Insurance | $125 |
| Vacancy (5%) | $93 |
| Repairs (5%) | $93 |
| CapEx (5%) | $93 |
| Property management (8%) | $148 |
| Total Expenses | $2,004 |
Monthly cash flow: $1,850 - $2,004 = -$154
This deal is cash flow negative after refinance! This is exactly why you need a BRRRR calculator—the deal looked great until we ran the full numbers.
Step 7: Adjust and Decide
Options to make this deal work:
1. Negotiate purchase price down to $80,000 - Reduces loan payoff at refinance
2. Find a property with higher rent potential - $2,100+ rent fixes cash flow
3. Reduce refinance LTV to 70% - Lower mortgage payment, but more cash left in deal
4. Walk away - Not every deal is a deal
A BRRRR calculator lets you test these scenarios in seconds.
Top BRRRR Calculators Compared (2026)
We tested the most popular BRRRR calculators to help you choose the right tool.
| Calculator | Price | Best For | Key Features | Rating |
|---|---|---|---|---|
| PropLab | Free | Beginners & pros | AI-powered ARV, instant analysis, mobile-friendly | ⭐⭐⭐⭐⭐ |
| BiggerPockets | $39/month | BP members | Detailed reports, community support | ⭐⭐⭐⭐ |
| DealCheck | $10/month | Multi-strategy | BRRRR + flip + rental analysis | ⭐⭐⭐⭐ |
| RehabCalculator | Free | Quick estimates | Simple interface, rehab estimator | ⭐⭐⭐ |
| VeraYield | Free | Long-term planning | 5-year projections | ⭐⭐⭐ |
| DealMachine | $99/month | Lead generation | Integrated with driving for dollars | ⭐⭐⭐ |
What Sets PropLab Apart
PropLab's BRRRR calculator stands out for several reasons:
- AI-powered ARV estimates - Pulls comparable sales automatically instead of manual research
- DSCR checking - Instantly shows if your deal qualifies for refinancing
- Scenario modeling - Test different purchase prices, rehab budgets, and rent amounts in real-time
- Mobile-first design - Analyze deals from property walkthroughs
- Community insights - See what other investors paid for similar properties
Join the PropLab BRRRR community to connect with other investors using this strategy.
5 Common BRRRR Calculator Mistakes (And How to Avoid Them)
Even with a calculator, investors make these costly errors:
1. Overestimating ARV
The mistake: Using the highest comparable sale to inflate your ARV.
The fix: Use the median of at least 3 comps within 0.5 miles, sold in the last 90 days, with similar square footage and condition.
2. Underestimating Rehab Costs
The mistake: Getting one contractor quote and using it as gospel.
The fix: Get 3 quotes, use the middle one, then add 15-20% contingency. Things always cost more than expected.
3. Forgetting Holding Costs
The mistake: Only calculating purchase + rehab, ignoring the months of loan interest, taxes, insurance, and utilities during renovation.
The fix: Estimate rehab timeline realistically (add 30 days to contractor estimate), then multiply by monthly holding costs.
4. Ignoring the Refinance Reality
The mistake: Assuming you'll refinance at 80% LTV when most DSCR lenders cap at 75% for investment properties.
The fix: Use 70-75% LTV in your calculations. Better to be conservative and surprised than aggressive and stuck.
5. Skipping the Cash Flow Check
The mistake: Focusing only on cash recovered at refinance, ignoring that the property loses money every month afterward.
The fix: Always calculate post-refinance cash flow. A property that bleeds $200/month costs you $2,400/year—and that eats into your returns fast.
How to Get 100% of Your Capital Back (The Perfect BRRRR)
The holy grail of BRRRR investing is recovering 100% of your invested capital at refinance while keeping a cash-flowing property. Here's how to make it happen:
Buy Deep Enough
You need to purchase at 60-70% of ARV minus rehab costs. This typically means:
- Distressed properties (foreclosures, probate, divorces)
- Off-market deals (direct mail, driving for dollars)
- Auction purchases
- Wholesale deals
Add Forced Equity
Your rehab should add more value than it costs. Focus on:
- Kitchen and bathroom updates (highest ROI)
- Adding square footage if cost-effective
- Converting spaces (garage to ADU, basement finishing)
- Curb appeal improvements
Refinance Smart
Shop multiple lenders. DSCR lenders vary significantly in:
- Maximum LTV (70-80%)
- Interest rates (6.5-8.5%)
- Closing costs (2-4%)
- Seasoning requirements (3-12 months)
The difference between a 75% LTV and 80% LTV refinance on a $200,000 ARV property is $10,000 in cash back.
Know When to Accept Less
Sometimes leaving $5,000-10,000 in a deal that cash flows $300/month is still a win. That's a 36-72% cash-on-cash return. Don't kill good deals chasing perfection.
BRRRR Calculator FAQ
How accurate are BRRRR calculators?
BRRRR calculators are only as accurate as the data you input. The calculator itself performs the math perfectly—the challenge is getting accurate ARV estimates, realistic rehab costs, and actual rental rates. Use multiple data sources and always verify your assumptions.
Can I use a regular rental property calculator for BRRRR?
You can, but you'll miss critical metrics. Regular calculators don't account for the refinance phase, holding costs during rehab, or cash recovered at refinance. Use a BRRRR-specific calculator for accurate analysis.
What's a good cash-on-cash return for BRRRR deals?
Most investors target 15-25% cash-on-cash return for traditional rentals. But BRRRR deals can achieve 50%+ or even infinite returns if you recover all your capital. Focus on both cash flow AND capital recovery.
How long should I wait before refinancing a BRRRR property?
Most DSCR lenders require 3-6 months of "seasoning" (ownership) before they'll do a cash-out refinance based on the new ARV. Some lenders offer no-seasoning options but typically at higher rates or lower LTV.
What if my BRRRR deal doesn't cash flow after refinancing?
You have options: hold short-term until rates drop and refinance again, pay down the principal faster to improve cash flow, raise rents over time, or sell the property for a profit if appreciation makes sense.
Start Analyzing BRRRR Deals Today
The difference between successful BRRRR investors and those who lose money comes down to one thing: running the numbers before buying.
A BRRRR calculator takes the guesswork out of the equation. It shows you exactly what you'll make—or lose—before you commit a single dollar.
Ready to analyze your first (or next) BRRRR deal?
Try PropLab's free BRRRR calculator →
Get instant ARV estimates, cash flow projections, and refinance modeling in 60 seconds or less. No spreadsheets required.
Looking to dive deeper into the BRRRR strategy? Check out our complete BRRRR guide for new investors or join the PropLab BRRRR community to connect with other investors.
About the Author
The PropLab team consists of experienced real estate investors, data scientists, and software engineers dedicated to helping investors make smarter decisions with AI-powered analysis tools.