Investor calculator
BRRRR Calculator
Model buy, rehab, rent, refinance, repeat: how much cash you put in, how much the refinance can return, what the new payment and cash flow look like, and how much equity is left. Results are estimates for educational and planning purposes, not financial, tax, legal, lending, or investment advice.
Enter your BRRRR assumptions
Estimated results
Total initial cash invested
$--
Estimated refinance amount
$--
Cash potentially returned
$--
Cash remaining in property
$--
Estimated new payment
$--
Post-refinance monthly cash flow
$--
Estimated equity
$--
Key assumptions
The initial loan balance is assumed unchanged during the hold (interest-only or principal not yet repaid), the refinance amount is the post-rehab value times the LTV, and cash returned is the refinance amount minus the old balance and refinance costs. Estimates only, not advice.
What it does
Follow the cash through all five steps.
BRRRR investors buy below value, rehab, rent, refinance at the higher value, and recycle the returned cash into the next property. This calculator follows your cash through the whole cycle: what you put in during buy and rehab, what the refinance can give back, and what the property still needs to work afterward.
What each major input means
- Post-rehab value: the appraised-style value after renovation; the single most important assumption.
- Refinance LTV and rate: lender-set terms; the LTV decides the loan amount and the rate decides the new payment.
- Monthly operating expenses: the after-refinance cost of running the rental, used to estimate cash flow.
- Holding costs: everything spent between purchase and the refinance, which adds to your cash invested.
How the calculation works
The refinance is the center of the strategy
Total initial cash invested sums the down payment, purchase closing costs, rehab, and holding costs. The refinance amount is the post-rehab value times the LTV. Cash potentially returned is the refinance amount minus the remaining initial loan balance and refinance closing costs. Cash remaining in the property is what you invested minus what came back. The new payment is the amortizing payment on the refinance amount, and post-refinance cash flow is rent minus operating expenses minus that payment. Equity is the post-rehab value minus the new loan.
What the outputs mean
- Cash returned and cash remaining show how much of your money the refinance frees for the next deal.
- Post-refinance cash flow is the property's ongoing performance once it is re-leveraged.
- Equity is what you still own after the new loan, the asset behind the next moves.
Important limitations
The actual refinance depends on an appraisal, lender LTV limits, seasoning requirements, and your credit. The initial loan balance is assumed unchanged during the hold, and no principal paydown is credited. If the appraisal comes in low or the rate rises, cash back and cash flow both shrink.
Calculator FAQ
Common questions.
Direct answers about the refinance step, cash back, and the assumptions.
What is a "cash-out" refinance in BRRRR?
Once the rehab is done and the property is rented, you refinance at the higher post-rehab value. The new loan pays off your initial loan, and the difference between the new loan and the old balance can come back to you as cash, minus closing costs.
What if the cash back out is less than I invested?
That is the normal outcome in many markets: the refinance returns part of your cash, not all of it. The cash remaining in the property is the difference, and it becomes your equity. The strategy still works if the post-refinance cash flow and equity make sense.
How do the refinance rate and LTV affect the plan?
They decide everything. A lower loan-to-value or a worse rate means a smaller loan, less cash back, or weaker cash flow. Lenders set their own LTV limits for investment refinances, so use realistic current terms from licensed lenders.
Are these results a guarantee of how BRRRR will go?
No. They are estimates from your assumptions, for educational and planning purposes only, and are not financial, tax, legal, lending, or investment advice. The appraisal, the lender's underwriting, and market conditions will all move the real numbers.
Go deeper
Related JC Pacific investor resources.
Run the numbers first. When you are ready to look at properties, JC Pacific can help with the next step.