BRRRR Calculator

See how much cash stays in a BRRRR deal after the refinance, and what the rent leaves you each month.

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Legal, transfer tax, inspection, lender fees.
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What it appraises for once renovated.
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Lenders commonly cap cash-out refinances at 75–80%.
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years
Canadian fixed-rate mortgages compound semi-annually.
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Taxes, insurance, maintenance, management, vacancy allowance.

Fill in every field to see the result. Nothing is estimated for you.

How the BRRRR calculator works

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. You buy a property that needs work, renovate it, rent it out, then refinance against the higher after-repair value (ARV) to pull your cash back out for the next deal. The question that matters is how much of your own money is still in the property after the refinance, and whether the rent covers the new, larger mortgage.

The formulas

  • Total cash in = purchase price + renovation + closing costs
  • Refinance loan = ARV × loan-to-value
  • Cash left in the deal = total cash in − refinance loan (a negative number means you pulled cash out)
  • Monthly cash flow = rent − operating expenses − new mortgage payment
  • Cash-on-cash return = yearly cash flow ÷ cash left in the deal

Worked example

You buy for $150,000, spend $40,000 renovating and $5,000 on closing: $195,000 in total. It appraises at $250,000, and a lender refinances at 75%: a $187,500 loan. That leaves $7,500 of your money in the property.

At 6% over 30 years (monthly compounding) the payment is $1,124.16. With $2,200 rent and $600 of expenses, cash flow is $476 a month, a 76.1% cash-on-cash return on the money left in.

What to watch

  • The ARV is the whole deal. Base it on recent sales of renovated comparable homes, not on the listing's own claims.
  • Many lenders want you to own the property for several months before a cash-out refinance, and cap the loan at 75–80% of value.
  • Price expenses honestly: taxes, insurance, maintenance, vacancy and management add up to a large share of rent.