BRRRR Calculator
Model the Buy, Rehab, Rent, Refinance, Repeat loop. See your all-in cost, the cash-out refinance, monthly cash flow, and how much cash is left in the deal.
Buy and rehab
The acquisition side: what you pay today and what you put into the property.
Refinance
The cash-out event. The new loan is the ARV multiplied by the refinance Loan-to-Value (LTV).
Rent and operating costs
The hold phase. What rent the property commands, and what it costs to run.
Enter a purchase price and an After-Repair Value to begin.
Breakdown
- All-in cost
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- New loan (ARV × LTV)
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- Cash-out at refinance (net)
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- Estimated monthly rent
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- New mortgage payment
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- Monthly cash flow
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- Debt Service Coverage Ratio (DSCR)
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- Cash-on-Cash (CoC) return
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- Equity captured
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These are estimates based on the numbers you entered. A real After-Repair Value comes from current, verified comparable sales, and a real rent estimate from current rental comps. Always confirm with a full Comparative Market Analysis (CMA) before making an offer.
Skip the manual comp hunt
Fundry pulls matched comparable sales and rents for any Georgia address and runs the full BRRRR — plus flip, ground-up, and rental. Free.
Run a real CMA freeThe BRRRR loop, step by step
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. It is a way to recycle the same pool of capital across multiple rentals instead of having it permanently parked in one property. Done well, you end each loop owning a cash-flowing rental and holding most of your original cash back in hand for the next deal.
- Buy a distressed property below market — usually with short-term financing or cash.
- Rehab it to a rentable, refinanceable condition. Track the budget and the timeline, because every extra month of holding costs eats your eventual cash-out.
- Rent the finished property at market rate. Lenders generally want a signed lease and a few months of seasoning before they will refinance.
- Refinance with a long-term rental loan at a percentage of the new After-Repair Value (ARV) — the refinance Loan-to-Value (LTV). The new loan pays off any acquisition financing and returns the difference to you as cash-out.
- Repeat with the cash you just pulled out. The rental stays on your balance sheet, ideally with positive cash flow after the new mortgage payment.
Why "cash left in the deal" is the metric that matters
The whole point of BRRRR is recycling capital. So the single number that tells you whether a deal actually worked is how much of your own cash is still trapped inside it after the refinance.
Cash left in deal = All-in cost − Cash-out from refinance
All-in cost includes purchase price, rehab, purchase closing costs, holding costs during the rehab window, and any financing costs (points, hard-money interest). Cash-out from the refinance is the new loan amount minus refinance closing costs. When that difference reaches zero, you have done a true "infinite return" BRRRR — no capital left in the property, but you still own the rental.
How refinance LTV and ARV drive how much you get back
Two numbers do almost all of the work in deciding how much capital comes back: the After-Repair Value the appraiser gives the property, and the refinance Loan-to-Value the lender will write against it.
New loan amount = ARV × refinance LTV
A higher ARV directly raises the new loan. A higher LTV does too — but it also raises the monthly mortgage payment, which compresses cash flow and DSCR. Most rental refinance programs cap LTV at 70% to 75%. The trade-off is real: pulling out more capital today usually means thinner cash flow tomorrow.
BRRRR vs. a full Comparative Market Analysis (CMA)
This calculator runs the BRRRR math on whatever numbers you type in. The numbers themselves — ARV, rent, rehab — are where deals get won or lost. A full Comparative Market Analysis (CMA) is what backs those numbers with real, recent comparable sales and rentals so an appraiser is likely to agree with your ARV and a tenant is likely to pay your assumed rent.
Fundry builds that full analysis on any Georgia address for free. Create a free account and let the comparable sales and rents come to you.
Frequently asked questions
What is the BRRRR method?+
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a distressed property, renovate it, place a tenant, then do a cash-out refinance against the new After-Repair Value. If the refinance returns most or all of your capital, you can repeat the loop on the next deal while keeping the first as a cash-flowing rental.
What does "cash left in the deal" mean?+
Cash left in the deal is your all-in cost (purchase + rehab + closing + holding costs) minus the net proceeds of the cash-out refinance. The BRRRR success metric is getting this to zero — at zero, you have recovered every dollar you put in and still own a cash-flowing rental. Anything above zero is capital you have not yet recycled.
How does the cash-out refinance work?+
After the property is rehabbed and rented, a lender appraises it at its new After-Repair Value (ARV) and writes a new mortgage at a percentage of that value — the refinance Loan-to-Value (LTV), typically 70% to 75%. The new loan pays off any acquisition financing, and what is left over (after refinance closing costs) is the cash-out you get back.
What is a good Debt Service Coverage Ratio (DSCR) for a BRRRR?+
DSCR is annual Net Operating Income divided by annual debt service (mortgage payments). Most rental lenders want DSCR at or above 1.20, and many investors target 1.25 or higher to leave a margin for vacancy and surprise expenses. Below 1.0 means rent does not cover the mortgage at full occupancy.
Why is refinance LTV so important?+
The refinance LTV directly sets how much of your capital you recover. At 75% LTV against a $300,000 ARV, the new loan is $225,000; at 70% LTV, it is $210,000 — a $15,000 swing in how much cash comes back to you. A higher LTV recycles more capital but also raises the mortgage payment, which compresses cash flow and DSCR.
Is this BRRRR calculator free?+
Yes. The calculator is completely free and requires no sign-up. If you want Fundry to pull comparable sales and rents for any Georgia address, build the After-Repair Value, and run the full BRRRR analysis automatically, you can create a free account.
Where deals get decided
Search any Georgia address. Fundry pulls the matched comparable sales and rents, builds the After-Repair Value, and runs the full BRRRR — and flip, ground-up, and rental too. Free.
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