Free Online Calculator + Free Spreadsheet
Free BRRRR Calculator
The full Buy, Rehab, Rent, Refinance, Repeat waterfall - cash out at the refinance, cash left in the deal, the 75% rule, and the exact purchase price that recycles every dollar. Get it as a free spreadsheet, or run it online in seconds.
The spreadsheet - live formulas, sample numbers
BRRRR lives or dies on one number: how much of your cash the refinance gives back. This calculator answers it before you buy - and tells you the purchase price that would make the deal a full capital recovery.
How the BRRRR Calculator Works
Buy, Rehab, Rent, Refinance, Repeat - five numbers in, the refinance waterfall out
Buy & Rehab
Enter the purchase price, rehab budget and after-repair value - hard-money or all-cash financing
Refinance
Set the refinance LTV (75% is typical); the calculator sizes the new loan against the ARV
Read the Waterfall
All-in cost, cash out at closing, and cash left in the deal - with the 75% rule verdict
Repeat
See the max purchase price that recycles every dollar, then run the next deal
Free - no account needed for the online calculator
Get the Free BRRRR Spreadsheet (Excel & Google Sheets)
A free BRRRR spreadsheet template with the complete deal model as live formulas - yours to keep, tweak, and reuse on every deal:
- The full refinance waterfall - cash out & cash left in deal
- The 75% rule check against your ARV
- Max purchase price for full capital recovery
- Hard-money and all-cash financing modes
- Every assumption editable - closing costs, contingency, hold time, rates
Free with a free account - we email it to your inbox instantly. No credit card, no trial started.
Live formulas - change any input and everything recalculates.
Run a Quick Check Online - No Account Needed
Type five numbers, get an instant verdict - no signup, no email. It uses typical assumptions for closing costs, contingency, and hold time; the spreadsheet above makes every one of those an input you control.
Assumes 2% buy closing, 10% rehab contingency, 9-month hold at $750/mo, 11% bridge rate, 2% refi closing. The full calculator lets you set every number.
All-in cost vs. ARV
BRRRR-Ready73.6%
- All-in project cost
- $367,750
- New refinance loan (75% of ARV)
- $375,000
- Cash returned at closing
- $367,500
- Cash left in deal
- $250
- Max purchase for full capital recovery
- $299,755
The full calculator pulls ARV from comparable sales and rent from real listings - 7-day free trial, cancel anytime.
Disclaimer: Figures are estimates generated from third-party market data and the assumptions provided, for informational purposes only — not an appraisal and not financial, legal, or tax advice. Actual prices, rents, costs, and returns can differ materially. Verify key figures independently and consult qualified professionals before making investment decisions.
From Five Numbers to the Whole Deal
The free calculator runs the waterfall with numbers you bring. Below is the same deal in the full BRRRR analysis - one Tampa property, start to finish - where the ARV, the rent and the lender checks are found for you.
The Verdict
The Same Waterfall - With the Numbers Found for You
On this page you type the ARV and the rent. In the full analysis they arrive with the property: a $392,000 ARV from comparable sales, $2,624 rent from nearby rentals, an all-in cost of $273,720 - 69.8% of ARV - and a straight BRRRR-Ready answer on the gauge.
- A BRRRR-Ready verdict on the 75% rule gauge, not a number you have to interpret
- You Put In → Refi Returned → Left In Deal, with $0 recycled on this deal
- Warnings this page cannot raise - here, a DSCR below the 1.2 lenders want
- Every assumption still yours: financing, contingency, hold time, refinance LTV
ARV Comparables
The ARV You Type Is a Guess. This One Has 25 Comps Behind It.
Your whole refinance rests on an appraiser agreeing with your after-repair value - and here that number is whatever you typed. The full analysis builds it from 25 comparable sales: $392,260 estimated value, $222 per square foot, 1.2 miles average distance, 97% average match.
- Every comp with price, price per square foot, distance and match score
- Uncheck one that doesn't belong and the after-repair value recalculates
- All of them mapped around the subject property
- The evidence you hand a lender or partner who questions the number
Post-Refinance Cash Flow
It Clears the 75% Rule - and Still Loses $804 a Month
This is the half of BRRRR a free calculator cannot show you: the stabilized rental after the refinance, carrying the new loan at 75% of ARV. Rent of $2,624 against $3,428 of monthly expenses leaves -$804 a month at a 0.59 DSCR. Full capital recovery and a deal that bleeds are not mutually exclusive.
- Rent from real rental comps with a low-high range and an honest confidence label
- Every post-refi expense itemized and editable - P&I, taxes, insurance, reserves
- Monthly cash flow and the DSCR lenders check before they approve the loan
- The test that separates a BRRRR you can repeat from one that traps you
AI Insights
The Honest Call - Including When BRRRR Is the Wrong Strategy
The AI reads the finished analysis and says what a good partner would. On this deal it is blunt: the mechanics fail, a 0.59 DSCR is a hard lender rejection, and an ARV that looks strong on paper does not rescue a refinance that produces negative cash flow.
- Refinance risk rated for appraisal, DSCR and seasoning, each with a mitigation
- A BRRRR fit score and the strategy that beats it on this property
- Plain-language reasoning, not a score you have to reverse-engineer
- Part of the 7-day free trial - cancel anytime
Free Calculator vs. Full BRRRR Analysis
The free calculator runs the math with numbers you bring. The full analysis finds the numbers for you - and that's where deals are won or lost.
| Free Calculatorthis page - no account | Full BRRRR Analysis7-day free trial | |
|---|---|---|
| Refinance waterfall - cash out & cash left in deal | ||
| 75% rule verdict & max purchase for full capital recovery | ||
| Free Excel / Google Sheets spreadsheet | ||
| After-repair value (ARV) | You type it | Auto-estimated from comparable sales, with excludable comps |
| Monthly rent | Estimated from real rental comps, with a confidence range | |
| Monthly cash flow & DSCR lender check | ||
| Deal warnings & appraisal-risk range | ||
| AI insights on the deal - refinance risk, BRRRR fit score, strategy alternatives | ||
| Multi-year projections with IRR | ||
| Professional multi-page PDF report | Lender-ready, with comps and full assumptions | |
| Shareable report links | No-login link for lenders & partners - revocable, address privacy option | |
| Save analyses & edit expenses anytime |
7-day free trial - cancel anytime. The free calculator on this page stays free, no account needed.
Want to see the full product first? Explore the BRRRR calculator feature page.
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Included with the Full Analysis
The Report the Free Calculator Can't Give You
The free calculator above gives you the math. The full analysis turns it into a professional report - auto-estimated ARV and rent backed by real comparables, the complete refinance waterfall, and IRR for every exit year - ready to hand to a refinance lender or partner.
Present to Refinance Lenders
DSCR, LTV, and comparable sales documented the way underwriters evaluate them
Raise Private Money with Confidence
Show partners exactly how their capital comes back at the refinance - and what it earns after
Defend Your ARV
Comparable sales with distance and match scores back the number the whole deal depends on
Document Every Deal
A complete record of inputs, assumptions, and projections for your files
8-Page Professional Report Includes:
7-day free trial - cancel anytime
Simple, Transparent Pricing
Full access for 7 days free, then continue if you love it
30-day money-back guarantee
Not happy after the trial? Contact us within 30 days of your first payment and we refund it in full. First-time subscribers; renewal payments don't apply. Terms
Full Access
Everything beyond the free calculator
billed annually ($155.88/year)
Plus every other tool in the platform — see all 17 features
7-day free trial · cancel anytime during the trial, no charge. Also available at $19.99/month.
Why a BRRRR Calculator Matters Before You Buy
The BRRRR method - Buy, Rehab, Rent, Refinance, Repeat - works because a cash-out refinance can return most or all of the money you put into a property, so the same capital buys the next one. It fails, quietly and expensively, when the numbers are off by a little: an ARV the appraiser will not support, a rehab that runs over, a rent that leaves the DSCR below what a refinance lender will approve. Each one shrinks the new loan, and the difference stays trapped in the deal.
A BRRRR calculator puts that math in front of you before you make the offer. Enter the purchase price, rehab budget and after-repair value, set the refinance LTV, and the refinance waterfall shows your all-in cost, the cash the new loan returns at closing, and the cash left in the deal - plus the purchase price that would make the deal a full capital recovery. That is the number to negotiate toward. The free online calculator and spreadsheet run the waterfall with figures you bring; the full analysis estimates the ARV from comparable sales and the rent from real rental listings, and runs the DSCR check the lender will.
What Is the Refinance Waterfall?
Your all-in cost (purchase + rehab + closing + carrying costs) goes in; the new loan at the lender's LTV comes out; what the loan does not cover is the cash left in the deal. On a $500,000 ARV at 75% LTV the new loan is $375,000 - if your all-in is $367,750, you get essentially everything back. If your all-in is $420,000, $45,000 stays invested.
Why Does the 75% Rule Matter?
Most refinance lenders cap the new loan at about 75% of the appraised value. Keep your all-in cost at or below 75% of ARV and the loan can return your whole investment; go above it and the excess is stuck. The calculator shows your all-in as a percentage of ARV and the exact purchase price that lands you at the line.
What Is DSCR and Why Do Lenders Check It?
Debt Service Coverage Ratio is net operating income divided by the new loan's annual payments. Refinance lenders typically require 1.2 or better - the property must earn 20% more than the mortgage costs. A deal can pass the 75% rule and still fail DSCR if the rent is thin, which is why the full analysis models the stabilized rental after the refi.
How Should You Measure BRRRR Returns?
On the cash left in the deal, not the down payment. If $250 stays invested and the property cash-flows, the return is effectively infinite; if $60,000 stays invested and it loses money every month, it is a bad deal no matter how the refinance looked. Run the projections on the money that is actually still in - the full analysis does exactly that.
Free BRRRR Calculator FAQ
New to the strategy? Read the complete BRRRR method guide, learn how to calculate a BRRRR deal by hand, or go deep on the 75% rule.
Know Your Cash Left in the Deal Before You Buy
Take the free spreadsheet, run the online calculator, and when a deal passes the 75% rule, let the full analysis find the ARV, the rent and the DSCR for you.
The calculator and spreadsheet are free forever. Cancel the trial anytime - no charge.