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BRRRR Calculator

Analyze Buy, Rehab, Rent, Refinance, Repeat deals

Cash Left in Deal

$5,000

Cashflow/mo

$362

CoC Return

86.9%

Equity

$50,000

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Cash Left in Deal

$5,000

3.2% of total investment

Monthly Cashflow

$362

Cash-on-Cash

86.9%

Deal Breakdown

Purchase Price$120,000
Rehab Cost$30,000
Total Investment$155,000
After Repair Value (ARV)$200,000
Refinance Amount (75% LTV)$150,000
Equity After Refi$50,000

Monthly Cashflow

Effective Rent$1,710
Mortgage Payment$998
Expenses$350
Net Cashflow$362/mo
Annual Cashflow$4,345/yr

Frequently Asked Questions

Q

What is the BRRRR strategy in real estate?

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property below market value, renovate it to increase value, rent it out, refinance based on the after-repair value (ARV) to pull your cash out, then repeat with the recovered capital.

  • Buy: Purchase undervalued or distressed property
  • Rehab: Renovate to increase value to ARV
  • Rent: Place tenant to generate income
  • Refinance: Cash-out refi at 75% of ARV
  • Repeat: Use recovered capital for next deal
BRRRR StepCash FlowExample
BuyOut: -$120KPurchase distressed duplex
RehabOut: -$30KKitchen, bath, flooring, paint
RentIn: +$1,800/moMarket rent after rehab
RefinanceIn: +$150K75% of $200K ARV
RepeatNet: $0 leftAll cash returned, keep property
Q

What is "infinite return" in BRRRR?

Infinite return means the refinance proceeds equal or exceed your total investment (purchase + rehab + closing costs), so you have $0 of your own money left in the deal while still owning the property and collecting rent. Your cash-on-cash return is mathematically infinite.

  • Total investment: Purchase + rehab + closing = e.g. $155,000
  • Refinance at 75% ARV: e.g. $200K ARV × 75% = $150,000
  • Cash left = $155,000 − $150,000 = $5,000 (not infinite)
  • If ARV = $210K: $210K × 75% = $157,500 > $155,000 = infinite return
  • You still own the property, collect rent, and build equity
ScenarioTotal InvestedRefi AmountCash LeftReturn Type
Under target$155,000$142,500$12,50019.4% CoC
Near target$155,000$150,000$5,00048.0% CoC
Infinite return$155,000$157,500$0Infinite
Q

How do I calculate cash-on-cash return for BRRRR?

Cash-on-Cash Return = (Annual Cashflow / Cash Left in Deal) × 100. If you have $10,000 left in a deal earning $200/month net cashflow: ($2,400 / $10,000) × 100 = 24% cash-on-cash return. If cash left is $0, the return is infinite.

  • Annual Cashflow = (Rent − Mortgage − Expenses) × 12
  • Cash Left = Total Investment − Refinance Amount
  • Good BRRRR CoC: 15–25% or infinite
  • Traditional rental CoC is typically 8–12%
  • Infinite return = $0 cash left with positive cashflow
Q

What LTV do lenders use for BRRRR refinance?

Most lenders offer 70–80% LTV on cash-out refinances for investment properties. The standard is 75% LTV. Example: ARV of $200,000 at 75% LTV = $150,000 refinance. Higher LTV means more cash back but higher monthly payments and possibly higher rates.

  • 75% LTV: Most common for investment cash-out refi
  • Seasoning period: 6–12 months before refi allowed
  • DSCR loans: Qualify on property income, not personal
  • Higher LTV = more cash but lower cashflow margin
LTVRefi Amount ($200K ARV)Monthly Payment (7%/30yr)Cash Back on $155K invest
70%$140,000$932-$15,000 (left in deal)
75%$150,000$998-$5,000 (left in deal)
80%$160,000$1,065+$5,000 (cash out)
Q

What expenses should I include in BRRRR cashflow?

Include mortgage payment (P&I on refinanced amount), property taxes, insurance, vacancy (5–10% of rent), maintenance (5–10%), property management (8–10% if using one), and capital expenditure reserves (5–8%). Total expenses are typically 40–50% of gross rent.

  • Mortgage: P&I on the refinanced loan amount
  • Property tax: Varies by location, 0.5–2.5% of value/year
  • Insurance: Landlord policy, ~$100–200/month
  • Vacancy: Budget 5–10% of gross rent
  • Maintenance: 5–10% of gross rent
  • CapEx reserves: 5–8% for roof, HVAC, appliances
  • Management: 8–10% if hiring property manager

Example Calculations

1BRRRR Deal with $5K Left in Deal

Inputs

Purchase Price$120,000
Rehab Cost$30,000
Closing Costs$5,000
ARV$200,000
LTV75%
Monthly Rent$1,800

Result

Cash Left in Deal$5,000
Refinance Amount$150,000
Monthly Cashflow$362
Cash-on-Cash Return86.9%

Total investment = $120,000 + $30,000 + $5,000 = $155,000. Refinance = $200,000 × 75% = $150,000. Cash left = $155,000 − $150,000 = $5,000. Monthly mortgage at 7%/30yr = $998. Effective rent = $1,800 × 0.95 = $1,710. Cashflow = $1,710 − $998 − $350 = $362. CoC = ($362 × 12) / $5,000 = 86.9%.

2Infinite Return BRRRR Deal

Inputs

Purchase Price$100,000
Rehab Cost$40,000
Closing Costs$4,000
ARV$210,000
LTV75%
Monthly Rent$1,900

Result

Cash Left in Deal$0
Refinance Amount$157,500
Monthly Cashflow$407
Return TypeInfinite

Total investment = $100,000 + $40,000 + $4,000 = $144,000. Refinance = $210,000 × 75% = $157,500. Since $157,500 > $144,000, all cash is returned — infinite return. Monthly mortgage on $157,500 at 7%/30yr = $1,048. Effective rent = $1,900 × 0.95 = $1,805. Cashflow = $1,805 − $1,048 − $350 = $407.

Formulas Used

Cash Left in Deal

Cash Left = (Purchase + Rehab + Closing) − (ARV × LTV%)

The amount of your own money remaining after the cash-out refinance.

Where:

Purchase= Property purchase price
Rehab= Total renovation cost
Closing= Closing costs on the initial purchase
ARV= After Repair Value of the property
LTV%= Loan-to-value ratio for refinance (typically 75%)

Monthly Cashflow

Cashflow = Rent × (1 − Vacancy%) − Mortgage − Expenses

Net monthly income after all costs on the refinanced property.

Where:

Rent= Gross monthly rental income
Vacancy%= Expected vacancy rate (typically 5–10%)
Mortgage= Monthly P&I on the refinanced loan
Expenses= Taxes, insurance, maintenance, management

Cash-on-Cash Return

CoC Return = (Annual Cashflow / Cash Left in Deal) × 100

The annual return on your actual cash invested in the deal after refinance.

Where:

Annual Cashflow= Monthly cashflow × 12
Cash Left in Deal= Your remaining capital after refinance

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Last Updated: Mar 25, 2026

This calculator is provided for informational and educational purposes only. Results are estimates and should not be considered professional financial, medical, legal, or other advice. Always consult a qualified professional before making important decisions. UseCalcPro is not responsible for any actions taken based on calculator results.

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