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Will the refi pay you back?
THE SHORT ANSWER
A BRRRR works when the cash-out refinance returns most of your capital while the rent still covers the new payment. Enter purchase, rehab, ARV, rent, and refi terms below — this calculator shows cash left in the deal, monthly cashflow, and equity created, using the same math as the PropTitan app.
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The three numbers a BRRRR lives or dies on
Everything in a BRRRR reduces to three outputs, and this calculator leads with them:
- Cash left in the deal — your all-in cost (purchase + rehab + closing + holding) minus the refi loan. The closer to zero, the faster you can repeat.
- Monthly cashflow — rent minus vacancy, maintenance, and management reserves, minus the new PITI payment. This is what the property pays you to hold it.
- Equity created — ARV minus the refi loan. The wealth the rehab forced into the property that stays yours after the cash-out.
Worked example
Buy at $150,000, put in $40,000 of rehab, and the finished house appraises at $260,000. It rents for $1,950/month and you refinance at 75% LTV, 7.2%:
refi loan $260,000 × 75% $195,000
all-in purchase + rehab + costs ≈$208,000
cash left in $208,000 − $195,000 ≈$13,000
equity created $260,000 − $195,000 $65,000
Roughly $13,000 stays trapped to control a $260,000 rental with $65,000 of equity — and the calculator tells you whether the rent still cashflows after the new payment. Change the LTV to 70% and watch both numbers move; that trade-off is the whole game.
The assumptions, spelled out
Behind the six inputs this calculator assumes 3% closing costs, a 6-month rehab-plus-seasoning hold with hard-money-style carry at 12% annualized, property taxes at 1.1% and insurance at 0.6% of ARV per year, and reserves of 8% vacancy, 4% maintenance, and 8% property management — the same defaults a fresh scenario starts from in the PropTitan app. Real deals deserve real numbers: taxes vary by county, insurance by state, rent by street.
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QUESTIONS
Calculator questions
What does BRRRR stand for?
Buy, Rehab, Rent, Refinance, Repeat. You buy distressed, force value with the rehab, place a tenant, refinance against the new (after-repair) value to pull your capital back out, then redeploy it into the next deal.
What is a "perfect BRRRR"?
A deal where the refi loan equals or exceeds everything you put in — cash left in the deal is zero or negative. You now own a rental with none of your own money still trapped in it. Rare, but that’s the target the numbers aim at.
Why does the refi use ARV instead of what I paid?
The refinance appraisal happens AFTER the rehab, so the lender values the finished house. That’s the whole engine of a BRRRR: buy and rehab below the after-repair value, then borrow against that higher value. Lenders typically lend 70–75% of the appraisal.
What is seasoning and why does it matter?
Many lenders make you own the property a set period — often 6 months — before they’ll refinance on the new appraised value instead of your purchase price. That’s why this calculator carries 6 months of holding costs by default.
What if the cashflow is negative after the refi?
Then the deal doesn’t work as a BRRRR at that LTV. Your options: pull less cash out (lower LTV, smaller payment), negotiate a lower purchase price, or accept it’s a flip rather than a hold. Negative cashflow with all your capital out is still a fragile position — the rent has to service the debt.
Is my data saved when I use this calculator?
No. The math runs entirely in your browser on the numbers you type. Nothing is stored unless you choose to email yourself the breakdown.