Use this BRRRR calculator to model a Buy, Rehab, Rent, Refinance, Repeat deal end to end. Enter your purchase price, rehab budget, holding costs, and after-repair value (ARV), then set the refinance LTV, rate, and rent. The calculator returns your all-in cost, the ARV-based refinance loan, the cash left in the deal, the equity remaining, and the post-refinance DSCR — the five numbers that decide whether you can recycle your capital and repeat.
BRRRR calculator
Model all-in cost, ARV refinance, cash left in the deal, and post-refi DSCR. Results are estimates — not a loan offer.
All-in cost
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Refinance loan
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Cash left in deal
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Equity remaining
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Post-refi DSCR
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The five BRRRR steps
The BRRRR strategy turns one pool of capital into a repeatable engine. Each letter is a stage, and the refinance is where the math either frees your money or traps it:
- Buy — acquire below market, usually all-cash or with short-term bridge or hard-money financing so you can close fast on a distressed property.
- Rehab — renovate to force appreciation. Your rehab budget plus purchase and holding costs is your all-in basis.
- Rent — place a tenant at market rent. Stabilized rent is what the DSCR lender underwrites at refinance.
- Refinance — replace the short-term debt with a long-term DSCR loan sized to the appraised ARV, pulling your capital back out.
- Repeat — redeploy the recovered cash into the next deal. The less cash left in, the faster you scale.
How the refinance recycles your capital
The refinance is the heart of BRRRR. The lender does not lend against what you paid — it lends against the appraised after-repair value. Multiply the ARV by the refinance LTV to get the loan, then subtract your all-in cost:
Cash left in = All-in cost − Refinance loan
When the refinance loan is smaller than your all-in cost, the difference stays trapped as cash left in the deal. When the loan is larger, that difference flips negative — the calculator relabels it "cash recouped" because you pulled every dollar back out plus a surplus. A true BRRRR aims for zero or negative cash left in, so 100% of your capital rolls into the next property. See how a DSCR cash-out refinance works for the mechanics of pulling equity out tax-deferred.
Why value seasoning and LTV cap your cash-out
Two limits govern how much you can actually pull out. First, seasoning: many lenders require 3–12 months of ownership before they will appraise at the new ARV instead of your purchase price. Refinance too early and the loan is sized to what you paid, leaving most of your rehab equity stuck. Review DSCR loan seasoning requirements before you pick a cash-out date.
Second, the LTV cap: most DSCR cash-out refinances top out at 70%–75% of ARV. Even a perfect rehab leaves the remaining 25%–30% as equity remaining — the cushion the lender requires and the wealth you keep building. Lower the LTV field in the calculator to see how a conservative appraisal or a tighter program shrinks your cash-out and raises the cash left in the deal.
How post-refinance DSCR must clear the lender's floor
A large loan on paper only funds if the rent supports it. Post-refi DSCR equals monthly net operating income divided by the new monthly principal and interest. If it falls below the lender's floor — commonly 1.0 to 1.25 depending on LTV and credit — you must reduce the loan amount, which directly increases the cash you leave behind. Model the coverage separately in our DSCR calculator, and read the full guide to mastering the BRRRR strategy for DSCR loan success to tie coverage and cash-out together.
Worked example: $165K buy, $255K ARV BRRRR
| Line item | Amount |
|---|---|
| Purchase price | $165,000 |
| Rehab budget | $40,000 |
| Holding & closing costs | $12,000 |
| All-in cost | $217,000 |
| After-repair value (ARV) | $255,000 |
| Refinance loan (75% LTV) | $191,250 |
| Cash left in deal (all-in − refi) | $25,750 |
| Equity remaining (ARV − refi) | $63,750 |
| New P&I on $191,250 @ 7.75%, 30yr | $1,370/mo |
| NOI ($1,850 rent − $550 opex) | $1,300/mo |
| Post-refi DSCR | 0.95 — below 1.0; drop LTV or raise rent |
This example leaves $25,750 in the deal and lands at a 0.95 DSCR — a signal to negotiate a lower basis, push rent, or accept a smaller loan. Raise ARV, raise rent, or buy deeper and the same model can push cash left in toward zero while clearing the DSCR floor. Not sure which product fits your exit? Find the right loan for your scenario or brush up on terminology in the DSCR glossary.
Pre-qualify for BRRRR refinance financing · (833) 264-7776
Calculator outputs are educational estimates only. Rates, terms, and LTV are offered only to qualified borrowers and are subject to change without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner-occupied investment properties.