NoNoiseTools

Property calculators

BRRRR Calculator

Estimate a BRRRR scenario using purchase price, rehab budget, after-repair value, rent, refinance assumptions and operating expenses. Use it as a transparent estimate, not investment advice.

BRRRR scenario inputs

Buy, rehab, rent and refinance

Core scenario assumptions for one property before tax.

$
$
%
$
$
%
%
years

Result updated. Cash left in deal $45,800.

Cash left in deal

$45,800

Negative cash flow

The post-refinance rental estimate has negative monthly cash flow before tax.

Monthly cash flow
-$143
DSCR
0.91

Key takeaway

The refinance scenario leaves estimated negative monthly cash flow before tax under the rent and expense assumptions entered.

Initial financingCash, loan and buying-cost assumptions before refinance.
$
$

Closing, legal, transfer or other purchase transaction costs.

$

Loan to be paid off or replaced at refinance.

$
Holding and refinance costsCarrying costs during the project and refinance cost assumptions.
months
$

Utilities, taxes, insurance and other carrying costs before refinance.

$

Closing, appraisal, legal or lender costs for the refinance.

Operating expensesMonthly rental expenses after refinance.
%
%
$
$
$
$
$
$
$
$
Region and currencyChanges defaults, helper text and currency formatting only.

Region settings change defaults and formatting only. They do not convert currencies. US defaults use USD formatting and closing-cost wording.

Refinance and cash left

Estimated refinance proceeds, cash returned and cash left in the property.

After-repair value
$330,000
Refinance LTV
75%
Refinance loan amount
$247,500
Initial loan payoff
$176,000
Refinance costs
$5,000
Refinance proceeds after costs
$66,500
Cash returned at refinance
$66,500
Cash left in deal
$45,800
Cash out above invested cash
$0
Equity remaining
$82,500

Key BRRRR metrics

Cash left, cash flow, returns, DSCR and equity.

Cash left in deal
$45,800
Monthly cash flow
-$143
Cash-on-cash return
-3.8%
DSCR
0.91
Equity remaining
$82,500
Net yield / cap rate
5.3%

Project cost breakdown

Purchase, rehab, buying, financing and holding costs.

Purchase price
$220,000
Rehab budget
$50,000
Rehab contingency
$5,000
Rehab with contingency
$55,000
Buying costs
$6,000
Initial loan fees
$2,500
Total holding costs
$4,800
Total project cost
$288,300
Total cash into project
$112,300

Rental income and expenses

NOI before mortgage payments and tax.

Monthly rent
$2,600
Vacancy allowance
$130
Effective monthly rent
$2,470
Property taxes
$300
Building insurance
$120
Landlord insurance
$30
Repairs and maintenance
$200
Capital expense reserve
$150
Property management fee
$208
HOA fees
$0
Owner-paid utilities
$0
Other monthly expenses
$0
Monthly operating expenses
$1,008
Monthly NOI
$1,462

Cash flow and return metrics

Post-refinance debt service, cash flow, DSCR and break-even rent.

New mortgage payment
$1,605
Monthly cash flow
-$143
Annual cash flow
-$1,719
Cash-on-cash return
-3.8%
DSCR
0.91
Gross yield
9.5%
Net yield / cap rate
5.3%
Break-even rent
$2,765

Warnings to note

  • This is a before-tax estimate and excludes tax, depreciation, legal rules and lender approval.
  • ARV, rent and refinance proceeds are assumptions, not guarantees.
  • Refinance proceeds do not return all estimated cash invested under these assumptions.
  • DSCR is below 1.0, so estimated net operating income does not cover the refinance mortgage payment before tax.
  • Monthly cash flow after refinance is negative before tax under the rent and expense assumptions entered.

Save or share this result

Copy a plain-English summary or download the numbers as a CSV.

Exports are generated in your browser. NoNoiseTools does not need to store your numbers.

General estimate only

This calculator provides general before-tax scenario estimates only. It is not financial, tax, legal, accounting, mortgage or investment advice. It does not predict appraisal value, guarantee refinance proceeds, assess lender approval or recommend a property.

BRRRR: BRRRR stands for buy, rehab, rent, refinance and repeat. This page estimates one property scenario.

How this BRRRR calculator works

The calculator estimates one buy, rehab, rent, refinance and repeat scenario. It totals upfront cash, rehab contingency, holding costs and refinance assumptions, then compares refinance proceeds with the cash invested. It also estimates rental net operating income, debt service, cash flow, DSCR and break-even rent before tax.

What each BRRRR stage means

Buy: Purchase price, initial loan and buying costs.

Rehab: Repair budget plus contingency for overruns.

Rent: Expected rent, vacancy and operating expenses.

Refinance: New loan amount, costs and post-refinance payment.

Cash left in the deal

Cash left in the deal is estimated cash invested minus cash returned from refinance proceeds. If the result is negative, the assumptions show cash returned above the estimated cash invested. That result is especially sensitive to after-repair value, LTV, refinance costs and lender rules.

Refinance proceeds

Refinance loan amount is estimated from after-repair value multiplied by refinance LTV. Refinance proceeds after costs subtract refinance costs and the initial loan payoff. The estimate does not guarantee appraisal value, loan approval or cash-out proceeds.

Cash flow after refinance

Monthly cash flow is estimated net operating income minus the new mortgage payment. Net operating income uses rent after vacancy minus operating expenses before mortgage payments and tax.

Debt service coverage ratio

DSCR compares monthly net operating income with the estimated refinance mortgage payment. A DSCR below 1.0 means the rent and expense assumptions do not cover the debt service before tax.

What this calculator does not include

This calculator does not provide investment, financial, tax, legal, accounting or mortgage advice. It does not predict appraisal value, assess lender approval, model depreciation or tax, include every local rule, or replace detailed underwriting, contractor quotes or professional review.

Key terms and assumptions

  • BRRRR flow: The calculator estimates buy, rehab, rent and refinance stages for one property scenario before tax.
  • After-repair value: After-repair value is a user-entered assumption. It is not an appraisal, prediction or lender value.
  • Cash into project: Cash into project includes the initial down payment or deposit, buying costs, rehab with contingency, initial loan fees and holding costs.
  • Refinance proceeds: Refinance proceeds are estimated as the new loan amount minus refinance costs and the initial loan payoff.
  • Operating income: NOI uses monthly rent after vacancy minus operating expenses before mortgage payments and tax.
  • Cash-on-cash return: Cash-on-cash return is annual cash flow divided by cash left in the deal when cash left is positive.
  • Region settings: Region settings change defaults, labels and currency formatting only. They do not convert exchange rates or create country-specific results.
  • General estimate: The calculator does not provide investment advice, predict appraisal value, guarantee refinance proceeds, assess lender approval or model tax.

Related tools

FAQs

What does BRRRR mean?

BRRRR stands for buy, rehab, rent, refinance and repeat. This calculator estimates the numbers for one property scenario.

What is after-repair value?

After-repair value is the estimated value of the property after rehab is complete.

What is cash left in the deal?

It is the estimated cash still invested after refinance proceeds are used to repay project cash.

What is DSCR?

DSCR compares net operating income with debt service. A higher number means more income relative to the mortgage payment.

Does this guarantee a refinance amount?

No. Refinance proceeds depend on lender rules, appraisal, borrower profile and costs.

Does this include tax or depreciation?

No. It is a before-tax estimate.

What if cash left in the deal is negative?

That means the assumptions show more cash returned than invested. The result is highly sensitive to ARV, LTV and costs.

Is this investment advice?

No. It is a general estimate based on the values entered, not financial, tax, legal, accounting, mortgage or investment advice.