BRRRR Calculator — Run a Deal
in Under 60 Seconds.
Buy, Rehab, Rent, Refinance, Repeat. Free deal analyzer with real hard-money math, real refi LTV logic, and the actual numbers that tell you if your money comes all the way back out. No signup to run a deal.
Defaults: 90% purchase + 100% rehab on hard money at 11% / 2pts, 75% LTV refi at 7%, 5% vacancy, 8% management, 5% maintenance reserve, 5% CapEx reserve. Sign up to override every assumption.
What You're Seeing Above is ~10% of the Product.
The free preview runs the same math as the full tool — it just exposes a fraction of the inputs and none of the operational features. Here's what the full Value Add Calculator ships with:
No card charged until day 8. Cancel any time.
The Actual Deal Page You Get After Signup.
Sidebar nav · AI Deal Grade · full input panel · live results · scope of work · comps · expense tracker · tasks · activity feed · branded PDF export.
How BRRRR Actually Works
BRRRR is one strategy with five steps and one math problem at the center of it.
Buy. You buy a property below retail. Hard money, private money, cash — does not matter. The whole strategy collapses if you pay retail going in. The cheaper you buy, the more room you have when ARV comes in soft or rehab runs over.
Rehab. You bring the property to a rentable condition that supports the ARV you underwrote. This is where most BRRRRs die — not on purchase price, on rehab. Scope creep, missed line items, contractor overruns. I have personally watched a $40k rehab become $62k by month four because nobody was tracking line-item budget against actuals.
Rent.You place a tenant. Rent has to support the new mortgage payment plus operating expenses (taxes, insurance, management, maintenance reserve, CapEx reserve, vacancy) and still leave cash flow. If it doesn't, refinancing just locks you into a negative-cash-flow property at scale.
Refinance. A bank lends you 75% of the appraised value (ARV) — that is the standard for investment property at 1.0+ DSCR. The check the bank cuts you pays off the hard money. Anything left over is cash back in your pocket.
Repeat. Take the cash back out and the operational systems you just built and roll into the next one. The whole point is that your capital recycles instead of getting trapped in one deal.
The math problem at the center: can you buy + rehab + hold for less than 75% of ARV? If yes, full BRRRR — all money out. If no, you have a partial BRRRR with cash stuck in the deal, and now cash-on-cash return on that stuck capital actually matters.
What the Calculator Is Actually Doing
Most BRRRR calculators on the internet are a glorified spreadsheet that adds purchase + rehab and asks if it's less than 75% of ARV. That misses two-thirds of where deals go wrong.
Here is what this one does that the free ones don't:
- Hard money cost is real. Purchase loan accrues interest on the full balance. Rehab draws disburse incrementally, so we apply a 50% draw-schedule approximation on the rehab portion. Add points up front, add fees, total it. Most calculators ignore HM cost entirely — it's typically $4k–$10k on a 6-month rehab.
- Holding costs are time-weighted. Insurance, utilities, taxes, and any other carry cost get multiplied by rehab months plus tenant screening months. You do not pay holding costs for one month — you pay them for five.
- Refi mortgage is real amortization. Not interest-only, not back-of-napkin. Standard 30-year amortization on the refi loan amount at your input rate. That number flows into monthly cash flow, which flows into cash-on-cash.
- Operating expenses come out of NOI before debt service. Vacancy %, management %, maintenance reserve %, CapEx reserve %, taxes, insurance, utilities. NOI − mortgage payment = cash flow. CapEx and maintenance reserves get cut on the gross rent line so they don't shrink when you assume lower vacancy.
Translation: when you sign up and run the same deal inside the full Value Add Calculator, the numbers don't move. The math up top is the math inside.
What You Get When You Sign Up
The free calculator above runs one deal. The paid tool runs your portfolio.
Solo $49/mo · Pro $97/mo · Team $157/mo · No card charged for 7 days
Built by an Active BRRRR Investor
I'm Cam Burke. I operate 70+ rental units in Oklahoma City through Tuff Holdings and run an active flip company alongside it. The first BRRRR calculator I ever built was a Google Sheet — and it broke every single time I ran a deal with hard money, multi-unit rent, or partial refinance proceeds.
The reason every BRRRR calculator on the internet is a glorified ARV-times-75% formula is that the people building them aren't actually running deals. They're building affiliate-link content for lender lead-gen pages.
This one is the calculator I wished existed. It is the same engine that runs every deal that hits my pipeline. If you sign up, the full version does scope-of-work generation from property photos, tracks rehab spend against your budget, generates draw request PDFs your lender will accept, and rolls all of it into a portfolio dashboard.