Buy-rehab-rent-refinance returns.

BRRRR (Buy, Rehab, Rent, Refinance, Repeat) calculator measures cash recovery from forced-appreciation property strategy. Buy distressed property below market, renovate to After Repair Value (ARV), rent, refinance at 75% LTV of ARV. If refi covers original investment, you've created infinite ROI - all cash recovered, property generating income.

Example: 100k purchase + 30k rehab = 130k total. ARV 200k. 75% LTV refi = 150k. Cash recovered 150k vs 130k invested = 20k cash back plus property generating rent. Cash left in deal: 0. Annual cash flow 6k = infinite return on 0 invested. Repeat the process.

BRRRR mathematics work when ARV substantially exceeds total cost. Hard money loans for purchase + rehab phase, then refinance into 30-year mortgage. Critical risk: ARV doesn't materialise. 100k + 30k = 130k investment with 150k ARV (instead of expected 200k) = refi only 112k = 18k stuck in deal. Conservative ARV estimates essential.

A worked example

Try the defaults: purchase price of 100,000, rehab cost of 30,000, after repair value of 200,000, refinance ltv of 75%. The tool returns -20,000.00. You can adjust any input and the result updates as you type — no submit button, no reload. That's the real power here: seeing how sensitive the output is to one or two assumptions.

What moves the number most

The result responds to Purchase Price, Rehab Cost, After Repair Value (ARV), Refinance LTV %, and Monthly Rent. Not every input has equal weight. Flip one at a time toward extreme values to feel which ones move the needle most for your situation.

The formula behind this

Cash left in deal = total investment - refinance amount. CoC = annual cash flow / cash left. Everything the calculator does is shown in the formula box below, so you can check the math against your own spreadsheet if you want.

Where this fits in planning

This is a "what-if" tool, not a forecast. Use it to test ideas before committing: what happens if the rate is 2% lower than hoped, what happens if you add five more years. The value is in the scenarios you run, not the single answer you get from the defaults.

What this doesn't capture

Steady-rate math ignores real-world volatility. Actual returns are lumpy; sequence-of-returns risk matters most in drawdown; fees and taxes drag on compound growth; and behaviour changes in drawdowns can reduce outcomes below the projection. Treat the number as one scenario, not a forecast.