A BRRRR calculator helps real estate investors analyze Buy-Rehab-Rent-Refinance-Repeat deals by calculating how much cash you can recover through a refinance and what your ongoing return will be. The BRRRR strategy lets you recycle your capital across multiple properties, and this tool shows you exactly how much equity you create, how much cash stays in the deal, and whether you achieve the coveted infinite return.
1 Buy — Purchase Details
2 Rehab — Renovation & Holding Costs
Monthly Holding Costs During Rehab
Total holding costs: $0
3 Rent — Rental Income & Expenses
Monthly Operating Expenses (after rehab)
4 Refinance — New Loan Terms
How to Use the BRRRR Calculator
The BRRRR strategy — Buy, Rehab, Rent, Refinance, Repeat — is one of the most powerful methods for scaling a rental property portfolio. This calculator walks you through each step so you can evaluate a potential deal before committing any capital.
Step 1: Enter Purchase Details
Start with the property's purchase price — ideally below market value, which is essential for a successful BRRRR deal. Add your purchase closing costs (typically 1–3% for investor transactions). Then select how you plan to finance the acquisition. Most BRRRR investors use hard money loans for the initial purchase because they close fast and are based on the property's potential rather than the borrower's income. Enter the loan-to-value, interest rate, and origination points for the hard money loan.
Step 2: Plan the Rehab
Enter your total renovation budget and estimated rehab duration in months. The calculator uses the duration to compute holding costs — property taxes, insurance, utilities, and interest on your acquisition loan — that accrue while the property is being renovated. These holding costs are real expenses that reduce your overall return, so be realistic about timelines. Also enter the After Repair Value (ARV), which is what the property will appraise for once renovations are complete.
Step 3: Set Rental Income and Expenses
Enter the monthly rent you expect to collect after the property is renovated and occupied. Include a vacancy rate (5–8% is typical) and monthly operating expenses: property taxes, insurance, property management fees, and maintenance reserves. These ongoing costs determine your net operating income and monthly cash flow after the refinance.
Step 4: Configure the Refinance
Set the refinance loan-to-value (typically 70–80% of ARV), interest rate, and term. The BRRRR calculator computes the new loan amount, pays off any existing acquisition loan, subtracts refinance closing costs, and shows you exactly how much cash you get back. The ideal outcome is recovering all your invested cash — or more — creating what investors call an "infinite return." The deal scorecard rates your cash recovery, forced equity, cash flow, and overall return so you can quickly assess whether the deal is worth pursuing.
Tips for a Successful BRRRR Deal
The key to the BRRRR strategy is buying at a deep enough discount and adding enough value through renovations that the refinanced loan amount exceeds your total invested cash. Aim for a purchase price at 65–75% of ARV. Budget 10–15% contingency above your rehab estimate for unexpected costs. Use conservative ARV estimates — overestimating the after-repair value is the most common mistake that causes BRRRR deals to leave too much cash in the property.
For a detailed walkthrough, see our guide: BRRRR Strategy Guide.
FAQ
Is this BRRRR calculator free?
Yes, this BRRRR calculator is completely free with no signup, no hidden fees, and no usage limits. You can analyze as many deals as you want. Everything runs locally in your browser, so your financial data stays completely private.
Is my financial data safe?
Absolutely. All calculations run entirely in your browser using client-side JavaScript. Your deal details and financial figures are never sent to any server or stored anywhere. You can even use the calculator offline once the page has loaded.
What is the BRRRR strategy?
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property below market value, renovate it to increase its value, rent it out, then refinance based on the new higher appraised value. The refinance pulls out most or all of your invested cash, which you then use to buy the next property.
What does infinite return mean in BRRRR?
An infinite return occurs when the cash-out refinance returns all of your original invested capital — or more. Since you have zero dollars left in the deal but still receive positive monthly cash flow, the return on your remaining investment is technically infinite. This is the ideal outcome of a successful BRRRR deal.
What LTV should I use for the refinance?
Most conventional lenders offer 70–80% loan-to-value on investment property refinances. The default in this calculator is 75%, which is the most common LTV for a cash-out refinance on a non-owner-occupied rental. Some portfolio lenders or credit unions may offer up to 80% LTV.
How do I estimate After Repair Value (ARV)?
After Repair Value is what the property would appraise for after all renovations are complete. The best way to estimate ARV is to look at recent sales of comparable renovated properties in the same neighborhood. Real estate agents and appraisers can provide a comparative market analysis to help you determine a realistic ARV.
What is forced equity in real estate?
Forced equity is the difference between a property's After Repair Value and the total you spent to acquire and renovate it (purchase price plus rehab costs). Unlike natural appreciation, forced equity is created through strategic renovations that increase the property's market value beyond the cost of the improvements.
Should I include holding costs in my BRRRR analysis?
Yes. Holding costs during the rehab period — such as loan interest, property taxes, insurance, and utilities — are real out-of-pocket expenses that reduce your overall return. Including them gives you a more accurate picture of your total cash investment and true return on the deal.