Free online BRRRR calculator

How to use

1. Enter the purchase price — what you pay to acquire the property.
2. Enter the rehab cost — every dollar of renovation, including a buffer for surprises (10–20 % on top of your bid is standard).
3. Enter the after-repair value (ARV) — the appraised value once the rehab is done.
4. Enter monthly rent and monthly operating expenses (tax, insurance, HOA, maintenance, PM, vacancy).
5. Set refi LTV %, refi rate, and refi term.
6. Read the results: cash left in deal, monthly cash flow, annual cash flow, and cash-on-cash return. The breakdown table below traces every line.

The BRRRR loop

The goal is a deal where refi loan ≥ all-in cost — you pull all your capital out and the property still cash flows. When that happens, cash-on-cash return is infinite because the remaining invested capital is zero.

Formula

all-in cost     = purchase + rehab + holding costs
refi loan       = ARV × (LTV / 100)
cash left       = max(0, all-in − refi loan)
cash out at refi = max(0, refi loan − all-in)

monthly PI      = refi loan × r(1+r)ⁿ / ((1+r)ⁿ − 1)
  where r = refi rate / 12, n = term in months

monthly cash flow = rent − operating expenses − monthly PI
annual cash flow  = monthly cash flow × 12

cash-on-cash      = (annual cash flow / cash left) × 100
                  = ∞ when cash left ≤ 0

Worked example

• Purchase: $100,000
• Rehab: $30,000
• ARV: $180,000
• Rent: $1,800/mo
• Monthly expenses: $400
• Refi: 75 % LTV, 7 % APR, 30 y

Step by step:

• All-in cost = 100,000 + 30,000 = $130,000
• Refi loan = 180,000 × 0.75 = $135,000
• Cash left = max(0, 130,000 − 135,000) = $0 · Cash out at refi = $5,000
• Monthly PI on $135,000 at 7 % / 30 y ≈ $898
• Monthly cash flow = 1,800 − 400 − 898 ≈ $502
• Annual cash flow = 502 × 12 ≈ $6,024
• Cash-on-cash return = ∞ (all capital recovered)
• 1 % rule check: 1,800 / 130,000 = 1.38 % → passes

A deal this clean is rare in 2026-priced markets. A more realistic outcome is $20,000–$40,000 stuck in the deal with an 8–12 % cash-on-cash.

What the calculator does not include

• Closing costs on the purchase (2–4 % of price) or the refi (2–5 % of loan). Fold them into Holding costs to be conservative.
• Seasoning period — most conventional lenders make you wait 6–12 months before a cash-out refi on a newly acquired property.
• DSCR / lender overlays — some lenders require the property to cover 1.0× or 1.25× the new mortgage before approving the refi.
• Tax consequences — depreciation, capital gains at sale, 1031 exchanges. A CPA who knows real estate pays for themselves.

Notes

• ARV accuracy is everything. If the appraisal comes in 10 % below your estimate, the refi shrinks proportionally and cash-on-cash craters. Pull three recent comps per property before you write the offer.
• 1 % rule is a filter, not a finish line. A deal that barely passes the 1 % rule with thin operating margins isn’t a great BRRRR — you want rent-to-all-in closer to 1.2 % or higher for margin.
• Rates matter more in refi than purchase. Each 1 % bump in refi rate takes roughly $90–$100/mo out of cash flow on a $135,000 loan. Shop 3+ lenders.
• Sources: BiggerPockets BRRRR guide, Investopedia cash-on-cash return.