BRRRR Calculator for
Dallas-Fort Worth Investors.

DFW BRRRR is a different game than Oklahoma BRRRR. Bigger deals, tighter margins, Texas-specific cost structure. Four things change the underwriting.

Property tax is the silent BRRRR killer.Dallas County effective property tax (2.3–2.6%) is roughly 2.3x Oklahoma County's rate. On a $260k stabilized rental at 2.4%, that's $6,240/year — $520/month — coming off rent before any other expense. The same property in OKC pays $2,700/yr. That $3,500/year per door differential is why a $2,100 rent in DFW produces less cash flow than a $1,400 rent in OKC after taxes, despite higher gross rent. On the BRRRR underwriting, you need the refi mortgage payment plus tax plus insurance to all clear out of rent and still leave $200+/month. Most $300k DFW BRRRRs hit DSCR 1.10–1.20, not 1.25 — that limits 75% LTV refi options.

Labor costs run 25–40% above Oklahoma. DFW skilled trades — plumbing, electrical, HVAC, framing, drywall — quote 25–40% higher than Oklahoma equivalents. A bathroom remodel that runs $8k in OKC quotes $11k–$14k in DFW. A roof that runs $9k in OKC quotes $12k–$15k in DFW. The rehab line in a DFW BRRRR has to be priced at Texas rates with actual subcontractor quotes, not Oklahoma assumptions adjusted by 10%. Wholesalers and out-of-state investors routinely underprice DFW rehab by 20–30%, which kills the BRRRR math at refi time.

Texas foundation and soil is its own line item.Most of DFW sits on expansive clay (Houston black clay, Eagle Ford shale-derived soils). Foundation movement is endemic. Roughly 1 in 3 single-family flips and BRRRRs in inner-loop Dallas need pier work — typically $5k–$12k for partial pier installation, $15k–$35k for full slab stabilization. Soil moisture management (root barriers, soaker hose systems) is an ongoing maintenance line item that doesn't exist in most other markets. Foundation issue at refi appraisal time can knock 5–10% off ARV.

Appraisal comps are deep, but pricing pressure cuts both ways.DFW has the comp depth — inner-loop Dallas zip codes typically have 8–15 solid solds within 0.5 miles and 90 days. The appraisal risk isn't finding comps, it's that 2024–2025 DFW prices have softened in some inner-loop zip codes by 3–7%. An ARV underwritten against Q4 2024 comps may appraise 4% lower in Q2 2025 if the market has shifted. Underwrite ARV against 60-day comps, not 6-month comps, and apply a 2–3% market drift buffer in the refi LTV math.

DFW BRRRR underwriting checklist. Three solds within 0.5 miles and 60 days (not 90) at similar finish level. Foundation inspection on every inner-loop deal — assume pier work until proven otherwise. Rehab priced against three live DFW subcontractor quotes, never Oklahoma-adjusted. Property tax pulled from DCAD or TAD assessed value × 2.4% effective rate. DSCR stress-tested at the actual refi rate plus 50bps. ARV haircut at 3% to model market drift. Hit those and DFW BRRRR pencils — but on a smaller number of deals than the Oklahoma equivalent.