What is the BRRRR strategy in real estate?

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. Investors purchase a property below market value, renovate it, rent it out, then refinance based on the after-repair value to pull out cash and repeat the process.

How does the BRRRR calculator estimate cash left in the deal?

The calculator takes your purchase price plus rehab budget as total cash invested, then calculates refinance proceeds based on the ARV and your refi LTV. The difference is your cash left in the deal.

What DSCR do I need for a BRRRR refinance?

Most DSCR lenders require a minimum ratio between 1.10 and 1.25 for refinance. A DSCR of 1.25 or higher generally qualifies for the best rates.

Can I use a DSCR loan for the refinance step of BRRRR?

Yes. DSCR loans are ideal for BRRRR refinances because they qualify based on rental income rather than personal income. No W-2s or tax returns are required, and LLCs are eligible.

What is a good cash-on-cash return for a BRRRR deal?

Many investors target infinite returns on BRRRR deals, meaning they recover 100% of their cash at refinance. If you have cash left in the deal, a 15-25% cash-on-cash return is generally considered strong.

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BRRRR Calculator — Analyze Your Next Investment

BRRRR Calculator for Real Estate Investors

Use this calculator to estimate total cash-in, refinance proceeds, cash left in the deal, DSCR, and monthly cash flow for your next BRRRR investment property.

How to Use the BRRRR Calculator

Enter the purchase price and estimated rehab budget
Input the after-repair value (ARV) based on comparable sales
Set your refinance terms — LTV percentage, interest rate, and loan term
Add your expected monthly rental income and operating expenses
Review your cash left in deal, DSCR, and cash-on-cash return instantly

The goal of a BRRRR deal is to recover most or all of your initial cash at refinance. If the calculator shows negative cash left in deal, you’ve achieved a full cash recycle. A DSCR above 1.25 on the refinanced loan means you’ll qualify for favorable investor financing terms.

BRRRR Guides

BRRRR Deal Analyzer

Purchase Price ($)

Rehab Budget ($)

After Repair Value / ARV ($)

Refinance LTV (%)

Monthly Rent ($)

Interest Rate (%)

Loan Term (years)

Monthly Expenses (taxes, ins, mgmt) ($)

BRRRR Calculator Examples

Example 1: Full Capital Recycle

Purchase: $120,000 | Rehab: $35,000 | ARV: $200,000 | Refi @ 75% LTV: $150,000

Total Cash-In: $155,000 | Cash Left in Deal: $5,000 | Monthly Cash Flow: ~$380

Nearly a full recycle - investor gets back ~97% of capital and holds a cash-flowing rental.

Example 2: Moderate Equity Play

Purchase: $180,000 | Rehab: $30,000 | ARV: $240,000 | Refi @ 75% LTV: $180,000

Total Cash-In: $210,000 | Cash Left in Deal: $30,000 | Monthly Cash Flow: ~$290

Good equity position - recycles most capital and builds long-term wealth through appreciation.

Example 3: Multi-Unit BRRRR

Purchase: $280,000 | Rehab: $55,000 | ARV: $420,000 | Refi @ 75% LTV: $315,000

Total Cash-In: $335,000 | Cash Left in Deal: $20,000 | Monthly Cash Flow: ~$720

Strong multi-unit BRRRR - near-full recycle with cash flow that supports DSCR refi approval.

BRRRR Strategy Tips

To maximize capital recycle, target these benchmarks:

Buy + Rehab at or below 75% of ARV so the refi covers your all-in cost

Rent should comfortably cover PITI plus a vacancy buffer (DSCR at least 1.10)

Use DSCR refinance loans - no W-2 or tax returns required for most programs

LLC eligibility available on most DSCR refi programs

If your cash left in the deal exceeds 25% of ARV, consider increasing rental income, reducing rehab scope, or negotiating a lower purchase price before refinancing.

BRRRR Calculator FAQs

What does BRRRR stand for in real estate?

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. Investors purchase distressed properties, renovate them, rent them out, refinance to pull out equity, and repeat the cycle with recycled capital.

How do you calculate BRRRR cash-on-cash returns?

Cash-on-cash return = Annual Net Cash Flow divided by Cash Left in Deal after refinancing. If you have $10,000 left in a deal generating $2,400/year net, your cash-on-cash return is 24%.

How much can I refinance in a BRRRR deal?

Most DSCR refinance programs allow up to 75-80% LTV on the after-repair appraised value. To fully recycle capital, your all-in cost should be at or below that LTV threshold on the ARV.

What is a good cash left in the deal number?

Investors typically target $0-$10,000 for a full or near-full capital recycle. Leaving 10-15% of the purchase price in the deal is acceptable if cash flow is strong and the property fits long-term portfolio goals.

Does DSCR matter for BRRRR refinance loans?

Yes. The refinance step in a BRRRR deal typically uses a DSCR loan, qualifying the property on rental income rather than personal income. Most lenders require DSCR of 1.10-1.25 or higher. This calculator estimates your DSCR as part of the analysis.