Rental Property Math
Open navigation menu
Browse all calculators

Free BRRRR calculator

BRRRR Calculator

Use this free BRRRR calculator to run the full buy, rehab, rent, and refinance cycle. Model the purchase, rehab, hard-money carry, ARV, refinance LTV, cash left in the deal, post-refi cash flow, and DSCR. Stress the ARV, then solve for the ARV, purchase price, rent, or refinance rate your target requires. No signup, no lead form, and no Excel spreadsheet required.

  • Free, no signup
  • Cash left and post-refi DSCR
  • ARV stress and reverse solves
  • CSV export for Excel

Updated Oct 29, 2026 · Educational estimate, not an appraisal

Rental Property Math

BRRRR Calculator

Deal inputs

All fields update in real time.

Presets
Purchase

The contract price before closing costs, rehab, or financing.

Title, escrow, recording, and other cash paid at closing.

Used for monthly cash flow per unit.

Acquisition financing

Loan-to-cost on purchase price plus rehab budget. Contingency is paid in cash.

Interest-only annual rate during the hold.

Points paid on the initial acquisition loan.

Underwriting, processing, appraisal, or other loan costs paid in cash.

All-cash purchase. There is no acquisition loan, points, or hold interest. The refinance still creates a new loan, so post-refi cash flow includes the new debt service.
Rehab and hold

Hard costs before contingency. Hard-money draws are assumed to fund eligible work.

Extra cash reserved on top of the rehab budget. It is not financed.

Months from purchase to a rent-ready property.

Additional months before the refinance. Total hold must be at least one month.

Security, lawn care, HOA specials, or other carry not captured above.

Income

Stabilized gross scheduled rent across all units.

Parking, laundry, fees, or other recurring income.

A vacancy and credit-loss allowance at stabilization. 5%–8% is a common starting point.

Operating expenses

Percentage expenses are calculated from gross scheduled income. Enter annual amounts for taxes, insurance, and reserves; monthly amounts for HOA, utilities, and other expenses.

Anything not captured elsewhere.

Percent of gross scheduled income.

Routine repairs and make-ready costs.

A reserve for roof, HVAC, and other long-lived items.

Refinance

The stabilized appraised value used for the refinance.

New loan as a percent of ARV.

Annual rate on the new loan.

Lender, appraisal, title, and recording costs paid from the new loan proceeds.

Targets

Use $0 to target a full capital recycle. A positive target builds in a cash cushion.

Property-level NOI divided by annual debt service.

Calculated on cash left in the deal, not the original cash invested.

Simple view includes purchase, closing costs, rehab, hold time, rent, core operating expenses, the refinance, and the two main targets. Switch to Advanced for points, lender fees, utilities, reserves, extra holding costs, and the post-refi CoC target.

Saved deals

Stored in this browser only.

0 / 20

    No saved deals yet. Save a scenario to reload it later or set it as A/B in a comparison.

    Compare A/B

    Compare two versions of the same deal.

    Set the current scenario as A, then change an input and set it as B. Saved deals can also be assigned to either side.

    Want this calculator on your site?

    Use the free responsive embed. It keeps the same math and links back to the full tool. Pricing the acquisition loan? Use the hard money loan calculator for the holdback, points, interest basis, and cash to close.

    View embed

    How to use it

    How to use this free BRRRR calculator

    A BRRRR can look strong at purchase and fail at the refinance. This free calculator keeps the full cash cycle visible.

    01

    Build the project cost

    Add purchase price, closing costs, rehab, and contingency. The acquisition loan covers purchase plus rehab; contingency stays in cash.

    02

    Fund the hold

    Points, interest, taxes, insurance, HOA, utilities, and carry count as cash invested before the refinance.

    03

    Test the exit

    The new loan pays off the acquisition loan and refinance costs. What remains is cash back; compare it with cash invested.

    Key terms

    What the BRRRR calculator measures

    ARV (after-repair value)
    The stabilized appraised value the refinance lender uses. Your new loan is ARV × refinance LTV, not project cost.
    Refinance LTV
    The new loan as a percentage of ARV. Many lenders cap it near 70%–75%; the right number depends on the lender and DSCR.
    Cash left in deal
    Cash invested minus cash back at the refinance. Positive means capital is still in the property; negative means the refinance returned more than you invested.
    Post-refi cash flow
    NOI minus new annual debt service, divided by 12. This is monthly cash after the refinance, before income taxes.
    DSCR
    NOI divided by annual debt service. Many DSCR lenders look for about 1.20–1.25, but requirements vary.

    The formula

    Cash left in deal formula

    Cash left in deal is the cash still tied up after the refinance. The calculator uses two equations:

    Refinance loan = ARV × refinance LTV

    Cash left in deal = cash invested − (refinance loan − acquisition payoff − refinance costs)

    Cash invested is every dollar the deal consumes before the refinance, net of the acquisition loan. Cash back is the new loan minus the acquisition payoff and refinance costs.

    Example deal

    $150,000 purchase · $35,000 rehab · $260,000 ARV · 85% LTC · 75% LTV refinance

    Project cost
    $192,500
    Acquisition loan
    −$157,250
    Points, fees, hold interest, and carry
    $14,644
    Cash invested
    $49,894
    Refinance loan
    $195,000
    Less acquisition payoff and refi costs
    −$160,750
    Cash back at refinance
    $34,250
    Post-refi cash flow
    +$350/mo
    Post-refi DSCR
    1.28
    Cash left in the deal
    $15,644

    The reverse solve

    To find the ARV that returns all of your cash at a given refinance LTV:

    ARV = (cash invested + acquisition payoff + refinance costs) ÷ refinance LTV

    In the example, ($49,894 + $157,250 + $3,500) ÷ 75% = $280,858.

    Spreadsheet alternative

    BRRRR calculator Excel and spreadsheet alternative

    If you searched for a BRRRR calculator Excel template or a free BRRRR calculator spreadsheet, this page replaces the file. The calculator saves deals locally, compares A/B scenarios, and exports a CSV for Excel or Google Sheets. The Share button encodes the deal in the URL.

    To audit the math, rebuild these rows:

    Refinance loan = ARV × refinance LTV

    Cash invested = purchase price + closing costs + rehab + contingency − acquisition loan + points + lender fees + hold interest + holding costs

    Cash back at refinance = refinance loan − acquisition payoff − refinance costs

    Cash left in deal = cash invested − cash back at refinance

    Post-refi cash flow = (NOI − annual debt service) ÷ 12

    DSCR = NOI ÷ annual debt service

    The 75% screen

    ARV, refinance LTV, and the 75% rule

    Many investors use a 75% rule: purchase plus rehab should be no more than 75% of ARV so a 75% LTV refinance can return the capital. That screen ignores closing costs, contingency, points, hold interest, and carry, so the true ARV needed is higher.

    In the example, the project cost is 74.0% of ARV. The all-in cost is 81.0%. The refinance still leaves $15,644 in the deal. Lower ARV leaves more cash in the deal but improves DSCR; higher ARV returns more cash but lowers coverage.

    ARV at −10%

    $234,000

    Cash left $35,144 · DSCR 1.42

    ARV at +10%

    $286,000

    Cash left -$3,856 · DSCR 1.16

    ARV to recycle all cash

    $280,858

    At 75% LTV, after payoff and refinance costs.

    Max price at $0 cash left

    $135,294

    Holding ARV, rent, and expenses constant, the purchase price that recycles the cash.

    Common questions

    BRRRR calculator FAQ

    Need the conventions behind the outputs? Read the methodology.

    What is a BRRRR calculator?

    A BRRRR calculator models the buy, rehab, rent, and refinance cycle. It shows cash invested, ARV, refinance LTV, cash left in the deal, post-refi cash flow, and DSCR.

    Is this BRRRR calculator free?

    Yes. It is free, requires no signup, and runs in your browser. Saved deals and A/B comparisons stay on your device.

    Can I use this as a BRRRR calculator Excel alternative?

    Yes. It exports CSV for Excel or Google Sheets; the formula list above shows the rows to rebuild.

    How is cash left in the deal calculated?

    Cash left in deal = cash invested − cash back at refinance. Cash back is the refinance loan minus acquisition payoff and refinance costs.

    How much ARV do I need to recycle all my cash?

    At 75% LTV, divide cash invested plus acquisition payoff and refinance costs by 0.75. In the example, that is about $280,858, higher than the simple 75% screen.

    What refinance LTV should I use?

    Many investment-property lenders lend 70%–75% of ARV. Use your lender's LTV, then stress a lower ARV to see how cash left changes.

    What DSCR do lenders require?

    Many lenders look for roughly 1.20–1.25, but credit, reserves, property type, and market can change the answer.

    What is the 75% rule for BRRRR?

    The shorthand says purchase plus rehab should be no more than 75% of ARV so a 75% LTV refinance can return the capital. It is a screen, not a full underwrite.

    How to use the BRRRR calculator

    Enter the purchase price, closing costs, rehab budget with contingency, ARV, refinance LTV, and acquisition loan terms. Then add rent, vacancy, operating expenses, and the new loan terms. Review cash invested, cash back at refinance, cash left in the deal, post-refi cash flow, and DSCR. Stress-test the ARV and use the reverse solves to find the ARV, purchase price, rent, or refinance rate that hits your target.

    What is the 70% rule in the BRRRR method?

    The 70% rule is a screening guideline: maximum purchase price = 70% of ARV − estimated rehab costs. On a $300,000 ARV with $40,000 of rehab, the maximum purchase price would be $170,000. The 30% margin is meant to cover closing costs, carrying costs, and profit, but it is not the same as a 70% refinance LTV. Use it as a first filter, then underwrite the full BRRRR in the calculator.

    Does the BRRRR method still work in 2026?

    Yes, but it is harder than in low-rate years. Higher mortgage rates, tighter DSCR requirements, insurance costs, and slower rent growth mean fewer deals recycle all their cash. BRRRR works in 2026 when you buy with equity, budget realistic rehab and holding costs, lease at market rent, and refinance at a DSCR the lender will accept. Test a lower ARV and higher refinance rate before committing.

    How much will $100,000 invested be worth in 20 years?

    $100,000 invested for 20 years grows to about $320,714 at 6% annual return, $386,968 at 7%, $466,096 at 8%, and $672,750 at 10%, assuming no withdrawals, fees, or taxes. The formula is future value = $100,000 × (1 + annual return)^20. Higher returns require more risk, and inflation reduces purchasing power. For a rough real return, subtract inflation from the nominal return before compounding.

    What is the 2% rule for rentals?

    The 2% rule says monthly gross rent should be at least 2% of the property's all-in acquisition cost, including purchase price and immediate rehab. A $200,000 all-in property would need $4,000 per month in rent. The rule is a quick screening test, not a cash-flow calculation, and very few properties meet it in most US markets today. Verify vacancy, operating expenses, debt service, and DSCR before relying on it.

    What creates 90% of millionaires?

    The idea that 90% of millionaires are created by real estate is a popular saying, not a verified statistic. Research on millionaires points to a mix of business ownership, long-term investing, consistent saving, home equity, and real estate rather than one asset class. No single factor accounts for 90% of millionaires. Treat the claim as motivation to study wealth-building, not as a planning assumption.

    How to spot a quiet millionaire?

    Quiet millionaires are hard to identify because they often spend below their means: modest homes and cars, ordinary clothes, and little interest in status purchases. They tend to invest consistently, carry little consumer debt, keep emergency reserves, and own income-producing or diversified assets. Wealth shows up on a balance sheet, not in appearances, so you cannot reliably spot it from lifestyle alone.

    Can you provide an Excel calculator for calculating capital gain on property?

    The BRRRR calculator exports a CSV you can open in Excel, but it does not calculate capital gains. In Excel, set net sale proceeds = sale price − selling costs; adjusted basis = purchase price + closing costs + improvements − depreciation taken; capital gain = net sale proceeds − adjusted basis. Add rows for holding period and the short- or long-term tax rate, then apply the rate to the gain. Confirm the treatment with a tax professional because depreciation recapture and state taxes can change the result.

    What is the 50/30/20 rule in Excel and how does it work?

    The 50/30/20 rule is a budgeting guideline: 50% of after-tax income for needs, 30% for wants, and 20% for savings and extra debt payments. In Excel, enter monthly after-tax income in one cell, multiply it by 0.5, 0.3, and 0.2 in three adjacent cells, then compare those targets with actual spending by category. SUM and conditional formatting can show whether each bucket is over or under target. It is a personal budget framework, not a rental-property return metric.

    How to BRRRR in 2026?

    Buy a property below market value with a clear rehab scope, then renovate it, lease it at a verified market rent, and refinance into a long-term loan based on the ARV. In 2026, the refinance must satisfy the lender's LTV and DSCR requirements while covering the acquisition payoff and closing costs. Aim to recycle as much capital as possible, keep reserves for vacancy and repairs, and repeat only when the numbers support another purchase. Run each phase through the calculator before you make an offer.

    Go deeper

    Related BRRRR guides

    All guides
    Strategy13 min read

    The BRRRR method, explained without the hype

    How buy, rehab, rent, refinance, repeat works, where the cash goes, and which assumptions decide whether the deal recycles capital.

    Updated Oct 27, 2026Read guide
    Metrics11 min read

    Cash left in the deal: the BRRRR formula

    Build cash invested, calculate cash back at the refinance, and solve for the ARV or purchase price that hits your target.

    Updated Oct 27, 2026Read guide