BRRRR Calculator — Buy, Rehab, Rent, Refinance, Repeat
The full BRRRR cycle: all-in cost, ARV refinance at 75% LTV, capital left in and infinite-return check.
Formula
Disclaimer: Indicative math — lender policies, state charges and market rents vary. Verify locally; not financial advice.
Disclaimer: This tool is for general informational and estimation purposes only and is not professional financial, tax, accounting or legal advice. All figures are estimates — verify with a qualified professional before making decisions. Read the full disclaimer.
Need brrrr calculator results fast? Skip the spreadsheet and get a clear, defensible answer in one step — free, private and instant, recalculating live as you change any input.
About BRRRR Calculator — Buy, Rehab, Rent, Refinance, Repeat
BRRRR industrializes the house-hack: buy distressed, rehab, rent it, REFINANCE at the new appraised value to pull your capital out, repeat with the same money. The defaults trace a textbook deal — $202k all-in on a property worth $250k after rehab; a 75% LTV refi returns $187,500, leaving just $14,500 in a cash-flowing rental with $62,500 of equity. The same $200k bankroll that buys ONE conventional rental can, recycled, control five. The model lives or dies on TWO numbers you control before buying: the 75%-of-ARV discipline (all-in cost must stay at or under refi proceeds — the classic '70% rule' for purchase+rehab exists precisely to leave margin for surprises) and the APPRAISAL (the refi lender's opinion of ARV, not Zillow's — comps for renovated condition, a clean scope-of-work binder, and seasoning periods of 6-12 months at many lenders all decide whether your capital actually comes home). The risks compound like the returns: rehab overruns eat the margin dollar-for-dollar (the $40k budget hitting $55k converts a perfect BRRRR into a capital trap), rate moves between purchase and refi reprice the exit (today's DSCR refi must still cover at the new payment — run our DSCR calculator on the refinanced loan), and the strategy stacks leverage — five BRRRR'd properties at 75% LTV is a beautiful machine in stable markets and a margin call chain in 2008-style drawdowns. Reserve 6 months per door; the 'repeat' can wait, insolvency can't.
How to use BRRRR Calculator — Buy, Rehab, Rent, Refinance, Repeat
- 1Enter Purchase price, Rehab budget, Holding + closing costs, After-repair value (ARV), Refinance LTV (%), Monthly rent after rehab into the BRRRR Calculator.
- 2The result is computed automatically using All-in = buy + rehab + holding ; refi returns ARV × LTV ; capital left in = all-in − refi proceeds — zero left-in = infinite CoC — there is no button to press; it updates live as you type.
- 3Change any input to model a different scenario, then use “Copy result link” to share the exact numbers.
Why use BRRRR Calculator — Buy, Rehab, Rent, Refinance, Repeat?
- ✓Computes brrrr calculator instantly with the correct formula — no spreadsheet needed
- ✓100% free and unlimited, with no sign-up, login or paywall
- ✓Runs entirely in your browser, so the figures you enter are never uploaded or stored
- ✓Shows the formula, a live worked example and references so you can defend the number
Frequently asked questions
What's the 70% rule and does it still work?+
Buy + rehab ≤ 70% of ARV — the flipper's heuristic that pre-builds the BRRRR margin (at 75% refi LTV, it returns all capital with cushion). In competitive markets, deals at 70% are scarce; many operators run 75-80% accepting some capital left in. The rule isn't sacred — the math above is: all-in vs ARV × LTV decides, run it per deal.
Appraisal kam aa gayi to kya hota hai?+
Capital phass jaata hai: $250k expect kiya, $225k aayi → refi $168,750 par hi milega, $33k extra deal me reh gaya. Bachav: BUY se pehle renovated comps khud kheecho (1-mile, 6-month, similar sqft), rehab-scope ki photo-file banao appraiser ke liye, aur do lender quotes — appraisals me 5-8% ka spread aam hai. Reconsideration-of-value bhi maang sakte ho, comps ke saath.
Seasoning period kya hai BRRRR me?+
Refi se pehle ownership ka minimum waqt: kai lenders 6 mahine (kuch 12) maangte hain title par, tabhi ARV-based (purchase-price-based nahi) refi dete hain. DSCR-lender ecosystem me 3-6 month seasoning options hain premium par. Plan me yeh dead-period jodo: holding costs isी window me jalte hain — defaults ka $12k usi liye hai.
BRRRR India me chal sakta hai kya?+
Mushkil — teen structural breaks: cash-out refinance ka product lagbhag nahi hai (top-up loans chhote hain), distressed-buy + quick-appraisal ecosystem nahi, aur rental yields (2-3%) refinanced EMI cover nahi karti. Indian equivalent: under-construction → possession appreciation + LAP, ya commercial pre-lease deals. Pure BRRRR US/UK-class markets ka khel hai jahan yields 6%+ aur refi culture hai.
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