Best BRRRR Calculators Compared

BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. It is an investment strategy where you buy a distressed property below market value, renovate it to increase its value, rent it out for cash flow, refinance to pull out your invested capital, and repeat the process with the recovered funds. A BRRRR calculator helps you model each phase.

EstatePass is the best free BRRRR calculator in 2026. It covers all five phases of the BRRRR method with itemized rehab budgeting, refinance LTV modeling, cash-on-cash return analysis, and a clear summary of cash left in the deal — all free with PDF export and no account required.

A good BRRRR deal meets these criteria: (1) Purchase + rehab costs are below 70–75% of After Repair Value (ARV), (2) the property cash flows after refinancing, (3) the refinance recovers most or all of your invested capital, and (4) cash-on-cash return exceeds 8–12%. Use a BRRRR calculator to verify all four before committing.

The 70% rule states that you should pay no more than 70% of a property's After Repair Value (ARV) minus rehab costs. For example, if ARV is $200,000 and rehab is $30,000, your maximum purchase price should be ($200,000 × 0.70) – $30,000 = $110,000. This rule ensures enough margin for profit and refinance recovery.

A typical BRRRR deal requires the purchase price plus rehab costs upfront. For a $100,000 purchase with $30,000 in rehab, you need $130,000 in cash or short-term financing (hard money or private money). After refinancing at 75% of ARV, you ideally recover most or all of this capital. Use a BRRRR calculator to model your specific cash requirements.

Most lenders offer 70–80% LTV (loan-to-value) on cash-out refinances. At 75% LTV on a property worth $200,000 after rehab, you can refinance for $150,000. To recover all your capital, your total investment (purchase + rehab + closing costs) should be at or below the refinance amount. EstatePass lets you model different LTV scenarios.

Most lenders require a 6–12 month seasoning period before a cash-out refinance. Some portfolio lenders and credit unions may refinance sooner. The waiting period allows the property to appraise at its new, post-rehab value. Factor this holding period (and its costs) into your BRRRR calculator analysis.

Key BRRRR risks include: (1) rehab costs exceeding budget, (2) property appraising below expected ARV, (3) difficulty finding tenants or lower-than-expected rents, (4) interest rate increases between purchase and refinance, and (5) extended holding periods due to rehab delays. A thorough BRRRR calculator analysis with conservative assumptions helps mitigate these risks.