UtilityLab

Finance · Real estate

BRRRR calculator

Buy, rehab, rent, refinance, repeat. Enter your own numbers to see the cash left in the deal, a DSCR stress test, the highest offer that still hits your cash target, and how the same property compares as a flip or a plain hold.

Planning model, not financial, tax or legal advice · Runs entirely in this browser

01 · Buy and rehab

Acquisition loan, closing costs and the cost of holding the property.

Buy and rehab assumptions
Contract price before closing costs.
All work needed before rent-ready.
Percent of purchase price.
Months from purchase to refinance.
Taxes, insurance, utilities and other carry costs while you hold.
Acquisition loan as a percent of purchase price plus rehab.
Annual interest rate on the acquisition loan.
Percent of the acquisition loan, paid at closing.
Term used for both loans in this model.

02 · Refinance

The long-term loan is based on appraised value, not on what you paid.

Refinance assumptions
Appraised value once the work is complete.
New loan as a percent of ARV.
Annual rate on the new loan.
Percent of the new loan.

03 · Rent and operating costs

Annual figures drive NOI, the numerator of DSCR.

Operating assumptions
Gross rent when fully occupied.
Percent of gross rent.
Percent of gross rent.
Percent of gross rent, including reserves.
Annual property tax bill.
Annual landlord policy.
Monthly association dues; use 0 if none.

04 · Offer target and exit

The max-offer solver finds the highest price that keeps cash left at or below your target.

Offer and exit assumptions
Allowable cash still in the deal after refinancing.
Repeat engine and exit assumptions
0 = use this deal's initial cash requirement.
Holding period used in the exit comparison.
Commission and sale costs, percent of ARV.

Results

All-in cost—Purchase, rehab, closing, points, holding
Initial cash required—Before the refinance
Cash left after refi—Floored at $0 · capital still in the deal
Cash pulled out—Returned capital, not profit
Equity after refi—ARV minus the new loan
DSCR—— at 1.20 target
DSCR at rate +200 bp—— same loan, higher rate
Max offer at target—Highest price keeping cash left at target

Refinance Loan on ARV

New loan
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Refi closing costs
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Pay off acquisition loan
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Gross cash out
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Capital left in deal
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Cash pulled out is returned capital, not profit. The model does not tax it.

Max offer Binary search

Highest purchase price
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Cash left at that price
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Your target
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Operating statement Annual

Gross scheduled rent
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Vacancy allowance
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Management
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Maintenance
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Taxes
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Insurance
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HOA
—
Net operating income
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Refi debt service
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Stressed debt service
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Sensitivity DSCR · pass at 1.20

Base refinance rate, no stress. Rows change ARV; columns change refinance LTV.
ARV scenario70% LTV75% LTV80% LTV
DSCR ≥ 1.20 DSCR < 1.20

Repeat engine Same deal, fixed capital

Doors acquired
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Starting capital
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Cash required per deal
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Capital carried forward
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Capital through each repeat cycle
CycleCapital inReturned at refiCapital next

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Exit comparison 5 years

Same property and assumptions, no appreciation. Profit includes operating cash flow and sale proceeds.
StrategyProfitCash flow / yrCapital left

No price growth, no rent growth, no income tax. Selling costs and the horizon are set in the form. The acquisition loan is held for the full horizon in the no-refi case.

Planning model, not financial, tax or legal advice.