BRRRR Calculator
Test the math on your next real estate flip. Calculate exactly how much money you'll pull out during the refinance phase and see your Cash Left in Deal.
Quick Answer: What is the BRRRR Method?
The BRRRR method stands for Buy, Rehab, Rent, Refinance, Repeat. Instead of buying a turnkey property and trapping a 25% down payment in the walls forever, investors buy a distressed property with short-term cash. They force the value up through repairs (Rehab), put a tenant in place (Rent), and then get a permanent mortgage from a bank based on the new, higher value (Refinance). If the math works flawlessly, the new loan is large enough to completely reimburse the investor for their original purchase and repair costs, leaving them with exactly $0 in the deal.
Cash Left in Deal
PERFECT BRRRR+ $20,000
You recouped 100% of your capital + got paid to own it.
Buy & Rehab
Refinance (The Bank)
Cash Flow (Operations)
The Capital Extraction
1. Cash Invested
2. Cash Pulled Out
3. The Final Result
Infinite Capital Velocity
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The Goal: Infinite Capital Velocity
The most powerful aspect of the BRRRR method is capital velocity. When you buy a house the traditional way for $100,000, you send the bank a $25,000 down payment. That $25,000 is gone—you cannot use it to buy your next property. You have to wait years to save up another $25,000.
In a perfect BRRRR, you pull 100% of your initial cash out of the house during the refinance step. You now own a cash-flowing rental property, but your bank account has the exact same amount of money in it as the day you started. You can immediately take that cash and Repeat the process to buy house #2 the very next day.
LTV Restraints
Banks will rarely give you a loan for 100% of the ARV (After Repair Value). Typically, commercial lenders and traditional banks top out at 70% or 75% LTV (Loan-To-Value) for investment properties.
The Seasoning Period
Most banks enforce a "Seasoning Period"—meaning they will not usually let you refinance based on the new ARV until you have owned the home for at least 6 months.
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Frequently Asked Questions
What does BRRRR stand for?
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. It is a powerful real estate investing strategy where an investor buys a distressed property, fixes it up, rents it out, and then refinances the new appraised value to pull all of their initial capital back out.
What is a "Perfect BRRRR"?
A perfect or successful BRRRR happens when you pull enough cash out during the Refinance step to completely pay back your initial Purchase, closing costs, and Rehab costs. This means you have exactly $0 left in the deal, resulting in an "infinite" return on investment.
What does ARV mean?
ARV stands for After Repair Value. It is the estimated market value of the property *after* you complete all the renovations. Banks will use this ARV, rather than your original purchase price, to determine the size of your new mortgage during the refinance phase.
What does Cash Left in Deal mean?
Cash Left in Deal is your "Net Sunk Cost." If you spent $100,000 total to buy and fix a house, but the bank only gave you a loan for $80,000 during the refinance, you have $20,000 of your own cash permanently trapped in the property.