BRRRR Deal Analyzer Calculator
Free BRRRR Deal Analyzer evaluates Buy Rehab Rent Refinance Repeat real estate deals. Calculate max offer, cash on cash return, ROI, and refi proceeds in seconds. Five phase analysis for active investors.
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How It Works
Enter purchase price, rehab cost, ARV, down payment, closing costs, refi LTV, monthly rent, and monthly expenses. The tool runs the BRRRR analysis. Enter a $120,000 purchase, $30,000 rehab, and $200,000 ARV. At 70% of ARV minus rehab, max offer is $110,000. The analysis shows whether refi proceeds return your cash invested. Monthly rent minus PITI, vacancy, management, and capex reserve equals NOI. Enter realistic expense lines to avoid overstated cash flow. Enter a $120,000 purchase, $30,000 rehab, and $200,000 ARV. At 70% of ARV minus rehab, max offer is $110,000. The analysis shows whether refi proceeds return your cash invested. Hard money bridge loan interest during rehab belongs in holding cost before refi closes. Add ten percent rehab contingency for unknown repairs common in first BRRRR projects before trusting max offer math. Enter a $120,000 purchase, $30,000 rehab, and $200,000 ARV. At 70% of ARV minus rehab, max offer is $110,000. The analysis shows whether refi proceeds return your cash invested. Hard money bridge loan interest during rehab belongs in holding cost before refi closes. Enter a $120,000 purchase, $30,000 rehab, and $200,000 ARV. At 70% of ARV minus rehab, max offer is $110,000. The analysis shows whether refi proceeds return your cash invested.
Review max offer, total cash in, loan amount, cash out at refi, monthly and annual NOI, ROI, and cash on cash return across all five phases. Conservative investors stress test ARV 10% lower and rent 15% below pro forma. If cash on cash still exceeds 8%, the deal survives realistic downside. Compare ROI on total cash in versus cash on cash on remaining equity after refi. Both metrics matter for capital recycling decisions. Conservative investors stress test ARV 10% lower and rent 15% below pro forma. If cash on cash still exceeds 8%, the deal survives realistic downside. Seasoning delay before cash out refi means carrying extra months of debt service in total cash in. Conservative investors stress test ARV 10% lower and rent 15% below pro forma. If cash on cash still exceeds 8%, the deal survives realistic downside. Seasoning delay before cash out refi means carrying extra months of debt service in total cash in. Conservative investors stress test ARV 10% lower and rent 15% below pro forma. If cash on cash still exceeds 8%, the deal survives realistic downside.
Test your assumptions with conservative ARV and rent estimates. Compare cash on cash return at different LTV levels. Run the analysis on multiple deals side by side before making offers.
Use BRRRR Deal Analyzer whenever inputs change: after market moves, new contributions, or revised personal assumptions. Bookmark the page for quick reruns without installing software.
Step by step
- Enter purchase, rehab, ARV, and financing details
- Enter rental income and monthly expenses
- Review NOI, cash on cash, ROI, and phase summary
Worked example
Example scenario for BRRRR Deal Analyzer: $120,000, $30,000, $200,000. Enter those values above to reproduce the walkthrough described in How it works.
Adjust one input at a time to see sensitivity. BRRRR Deal Analyzer updates instantly so you can stress test optimistic and conservative assumptions before acting.
When to use this calculator
Reach for BRRRR Deal Analyzer when analyze buy rehab rent refinance repeat deals.. It suits quick what if analysis before trades, allocation changes, or plan updates.
Pair with related tools when the decision spans taxes, liquidity, or multi year projections beyond what one formula captures.
Common mistakes
Copying outputs without checking input units or stale market prices is a frequent error with BRRRR Deal Analyzer. Confirm tickers, percentages, and dates before acting.
Running a single baseline scenario ignores tail risks. Stress test with conservative inputs and compare against related tools listed below when the decision is material.
The Formula
Max Offer = ARV × 0.7 - Rehab Cost. Total Cash In = Down Payment + Closing Costs + Rehab. Refi Loan = ARV × LTV%. Cash Out = max(0, Refi - Loan). NOI = Rent - Expenses. Cash on Cash = Annual NOI / Net Cash Left. ROI = Annual NOI / Total Cash In.
70% rule for max offer. Five phase analysis: Buy, Rehab, Rent, Refinance, Repeat. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. Include property tax and insurance in monthly expenses for accurate NOI. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. Appraisal below ARV assumption at refi is common in cooling markets: stress refi proceeds ten percent below model. Lender seasoning and DSCR overlays are not modeled: confirm refi terms before purchase commitment on every BRRRR deal. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. Appraisal below ARV assumption at refi is common in cooling markets: stress refi proceeds ten percent below model. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses.
Limitations and assumptions
70% rule for max offer. Five phase analysis: Buy, Rehab, Rent, Refinance, Repeat. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. Include property tax and insurance in monthly expenses for accurate NOI. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. Appraisal below ARV assumption at refi is common in cooling markets: stress refi proceeds ten percent below model. Lender seasoning and DSCR overlays are not modeled: confirm refi terms before purchase commitment on every BRRRR deal. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. Appraisal below ARV assumption at refi is common in cooling markets: stress refi proceeds ten percent below model. ARV and rent are estimates. Vacancy, capex reserves, and property management fees should be included in monthly expenses. BRRRR Deal Analyzer does not replace personalized advice. Fees, slippage, account specific rules, and behavioral constraints may change real world outcomes.
Key terms
- How is the maximum offer calculated
- Max Offer = ARV × 70% - Rehab Cost.
- What makes up total cash in
- Total cash in = Down Payment + Closing Costs + Rehab Cost.
- Model assumption
- Cash on Cash = Annual NOI / Net Cash Left × 100.
Compare alternatives
Explore more free calculators on portfolios. Use those calculators when brrrr deal analyzer alone does not capture the full decision.
Internal links on portfolios.tools help you chain calculators: run BRRRR Deal Analyzer first, then validate edge cases with a specialized tool from the related section below.
FAQ
How is the maximum offer calculated?
Max Offer = ARV × 70% - Rehab Cost. This is the classic BRRRR formula ensuring the deal has enough equity after rehab and refi to pull your cash back out. The 70% rule leaves room for closing costs, holding costs, and lender haircuts on appraised value during refinance. Markets above 70% rule may still work with strong rent growth. Treat the rule as screening threshold not absolute law. The 70% rule leaves room for closing costs, holding costs, and lender haircuts on appraised value during refinance. Seventy percent of ARV minus rehab is screening max not required offer: better buys improve all phase metrics. The 70% rule leaves room for closing costs, holding costs, and lender haircuts on appraised value during refinance. Seventy percent of ARV minus rehab is screening max not required offer: better buys improve all phase metrics. The 70% rule leaves room for closing costs, holding costs, and lender haircuts on appraised value during refinance.
What makes up total cash in?
Total cash in = Down Payment + Closing Costs + Rehab Cost. Cash out at refi = max(0, Refi Loan - Original Loan). Net cash left = Total Cash In - Cash Out. Lower net cash means better cash on cash return. Include hard money interest, insurance during rehab, and utility carry in total cash in. Omitting holding costs overstates returns. Hard money points and origination fees belong in closing costs line for accurate cash in calculation. Include hard money interest, insurance during rehab, and utility carry in total cash in. Omitting holding costs overstates returns. Original loan balance payoff at refi determines cash out not just ARV times LTV headline. Six month rehab with interest only hard money can add ten to fifteen thousand to total cash in on mid market deals. Include hard money interest, insurance during rehab, and utility carry in total cash in. Omitting holding costs overstates returns. Original loan balance payoff at refi determines cash out not just ARV times LTV headline. Include hard money interest, insurance during rehab, and utility carry in total cash in. Omitting holding costs overstates returns.
What is cash on cash return?
Cash on Cash = Annual NOI / Net Cash Left × 100. ROI = Annual NOI / Total Cash In × 100. Cash on Cash measures return on money still tied up after the refi. Target 8 to 12% cash on cash after refi for rental BRRRR deals in most US markets. Lower returns may not justify operational risk. Seasoning requirements may delay refi six to twelve months: model zero cash out until seasoning clears if applicable. Target 8 to 12% cash on cash after refi for rental BRRRR deals in most US markets. Lower returns may not justify operational risk.
How does the refinance work?
Refinance loan = ARV × Refi LTV%. The refi pays off the original loan and returns the difference as cash out, ideally recovering all or most of your initial investment. DSCR requirements often require rent to cover 1.2 to 1.25 times PITI after refinance. Verify with your lender before assuming full cash out.
When is a BRRRR deal considered good?
The deal works if Monthly NOI is positive after all expenses and cash on cash return meets your target. Higher ARV relative to purchase price improves all metrics. Repeat the cycle only when remaining equity and management bandwidth support another project without overleveraging across properties. Build a six month reserve for vacancy and capex before counting BRRRR cash as available for the next deal. Repeat the cycle only when remaining equity and management bandwidth support another project without overleveraging across properties. Repeat BRRRR only when property management capacity and lender relationship support next acquisition. Repeat the cycle only when remaining equity and management bandwidth support another project without overleveraging across properties. Repeat BRRRR only when property management capacity and lender relationship support next acquisition. Repeat the cycle only when remaining equity and management bandwidth support another project without overleveraging across properties.
How do I use this BRRRR Deal calculator on a phone or tablet?
Yes. BRRRR Deal Calculator runs entirely in your mobile browser with the same formulas as desktop. Optional localStorage may remember inputs on your device when enabled in browser settings.
Where is my data stored when I use BRRRR Deal Analyzer?
Nowhere on our servers. Calculations execute locally in your browser. Optional localStorage saves form fields on your device only and never transmits portfolio numbers over the network.
Should I rely on BRRRR Deal Analyzer for tax or legal decisions?
No. BRRRR Deal Analyzer provides educational math only. Tax law, account rules, and personal circumstances vary. Consult a qualified tax or legal professional before transactions with material consequences.
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