BRRRR calculator
Free BRRRR calculator: hard-money purchase, rehab, holding months, cash-out refinance at your LTV, cash left in the deal, cash flow, cash-on-cash and DSCR. Example: with typical numbers the cash left in the deal comes to $15,760. Free, no sign-up, every step shown.
FreeNo sign-upShows every stepPrint or share
Read the guide: DSCR loans in 2026: how lenders calculate DSCR and what ratio you need →$15,760 stays in the deal. Buy lower, spend less, or wait for a higher appraisal. Many investors aim for an all-in cost of 75% of ARV or less.
In LeadCounty every property file opens this calculator with the county's value, tax owed and sales already filled in.
Get the real numbers for every property, already filled in.
In LeadCounty every property page carries its county record: value, yearly tax and any amount owed, every sale with its price, building facts, the owner and mailing address, and nearby sales (as each county publishes them). The deal calculator on each property uses them. Find the sellers with 37 seller lists, then run the deal in one place. The same calculators also run inside the app.
- 7-day free trial (the Explore trial needs no card)
- Refreshed every week from official records
- No contract, cancel any time
How to use the BRRRR calculator
- Buy and rehab, usually with a short-term (hard-money) loan. Your cash in = all-in cost − that loan.
- After rehab and renting, refinance into a long-term loan at the lender's LTV (often 70–75% of the appraised value). It pays off the short loan and returns cash.
- Cash left in the deal = cash in − cash back. Zero or less is a perfect BRRRR.
- Check the rent still covers the new loan: DSCR of 1.20–1.25 or more for most lenders.
The formula
Cash left in the deal = purchase + repairs + holding costs − the cash-out from the refinance (loan = percent of the new value).
Worked example
With purchase price of $120,000, rehab of $40,000, buying closing costs of $3,000, months until refinance of 6 mo and taxes, insurance, utilities of $400, the cash left in the deal is $15,760. $15,760 stays in the deal. Buy lower, spend less, or wait for a higher appraisal. Many investors aim for an all-in cost of 75% of ARV or less.
Common mistakes
- Assuming the new loan will be 75% of the ARV in every market; lenders vary.
- Forgetting the seasoning period before many lenders refinance.
- Leaving holding costs out of the cash left in the deal.
Estimates for planning only, not financial advice.
Questions
How long before I can refinance?
Many lenders want about 6 months of ownership (seasoning); some allow 90 days.
What LTV do DSCR lenders give in 2026?
Usually 70–75% on a cash-out refinance; short-term rentals often 70%.
What if the appraisal comes in low?
Less cash comes back. Use the low end of your comps for the ARV here.
More free calculators
Rental cash flow calculator
Cash flow, cap rate, cash-on-cash, DSCR and the 1% ruleNOI ÷ priceCap rate calculator
Net operating income, cap rate and value at your target caprent ÷ price · rent × 50% · ARV × 70% − repairs1%, 50% and 70% rule check
Quick pass/fail screen: the 1% rule, the 50% rule and the 70% rule in one placeRent ÷ PITIADSCR calculator
The lender's DSCR, the real cash flow and the largest loan you qualify forARV × % − repairs − feeWholesale MAO calculator
Your maximum offer, by the type of buyer you sell toAvg $/sq ft × sizeARV calculator (from comps)
After-repair value from 3–5 recent sales nearbyNow find the owner.
Likely-vacant houses and 36 more seller lists from county records, refreshed weekly. Tested on real sales: see the proof (/proof).
- 7 days free
- Explore: no card
- Full access: cancel before day 7, pay nothing
- Max 10 investors per county
