BRRRR calculator

Put your next deal to the test. Free to use and share.

USD · Estimates before tax

Assumptions & results

Buy, rehab, rent, refinance, repeat. See how much capital stays in the deal.

Calculation method & assumptions

After-refinance cash flow subtracts operating expenses, reserves, and refinance payments from collected rent. Cash left in the deal is cash required before refinance less net refinance proceeds. Cash-on-cash return divides annual cash flow by cash left invested. Estimates exclude income taxes, appreciation, and changes in rates or revenue.

Purchase & setup

Purchase price

Purchase closing costs

Repairs & renovation

Acquisition financing

Add one loan that covers purchase and rehab, or add separate loans. Coverage is a percentage of each budget; the rest is your cash.

Loan 1

Loan name

Loan type

Purchase financed

Rehab financed

Annual interest rate

Loan fees

Payments

Purchase loan funds $200,000. Fees are paid in cash; include them only here, not again in closing costs.

Add a loan for purchase, rehab, or both. Each loan has its own coverage and terms.

Funding summary

Loan funds versus your cash. Financed rehab is assumed fully drawn at purchase.

Who pays for purchase & rehab
Cost	Loan	Your cash
Purchase	$200,000	$50,000
Rehab	$0	$40,000
Total	$200,000	$90,000

Including closing and financing fees, initial cash needed is $95,000. Loan payments and holding costs until refinance are additional.

Before refinance

Months until refinance

Other holding costs / month

Taxes, insurance, utilities, and other costs before sale or refinance. No rental income assumed during this period.

Refinance

The new loan pays off purchase and rehab debt. Refinance costs are deducted from proceeds.

After-repair value

Refinance loan-to-value

Refinance interest rate

Refinance loan term

Refinance closing costs

Rental income

Monthly rent

Vacancy allowance

Operating expenses

Management and maintenance are percentages of collected rent (nightly revenue for short-term rentals).

Property taxes / year

Insurance / year

HOA / month

Owner-paid utilities / month

Other expenses / month

Property management

Maintenance allowance

Capital expenditure reserve

Cash set aside for major replacements. Deducted from cash flow, not NOI.

Your deal at a glance

Updates as you type

Purchase performance

Monthly cash flow after refinance

-$549 After operating expenses, reserves, and financing

Annual cash flow: -$6,589
Cash-on-cash return: -15.88%
Cap rate: 4.81%
Debt service coverage: 0.8
Rental income / month: $2,200
Vacancy allowance / month: $110
Net operating income / month: $1,443
Equity after refinance: $90,000

Cash to close

Down payment: $50,000
Purchase closing costs: $5,000
Loan fees: $0
Cash to close: $55,000
Repairs & renovation (cash): $40,000
Total initial investment: $95,000
Payments & holding before refinance: $10,500
Cash required before refinance: $105,500
Net refinance proceeds: $64,000
Cash left in the deal: $41,500

Cash to close covers your purchase contribution and closing fees. Setup and renovation add to the initial investment.

Operating expenses

Per month after refinance

Property taxes: $250
Insurance: $125
HOA: $0
Utilities: $0
Other expenses: $0
Property management: $167
Maintenance: $105
Total operating expenses: $647
Capital reserves: $105
Loan payment (principal + interest): $1,888

Capital reserves and loan payments are deducted separately from net operating income.

How this estimate works

Cash flow is before income taxes. Appreciation, tax benefits, and future rent growth are excluded. NOI excludes debt payments and capital reserves.

Cash required includes the cash portion of purchase and rehab, closing and financing fees, and loan payments and holding costs before refinance. Net refinance proceeds repay both loan balances and refinance costs. Cash left is cash required less net proceeds; a negative amount means additional cash was released. Purchase and rehab are shown separately even when they share one loan and its terms.

Rehab funds are assumed fully drawn at purchase, not in stages. Payments are made monthly until refinance or loan payoff. Principal paid reduces the payoff balance. No rental income is assumed before refinance. The refinance loan is fully amortizing. Loan eligibility, draw schedules, and seasoning requirements are not modeled.