Conventional cash-out: 75-80% on investment property. Some portfolio lenders go higher.

What if ARV is lower than expected?

Less cash recovered. Stress-test with 90% of expected ARV.

Most lenders require 6 months of ownership before cash-out refi. Some allow "delayed financing" sooner.

When does BRRRR fail?

Underestimated rehab, overestimated ARV, rates rising during deal, can't rent it out fast.

BRRRR Method Calculator

Buy + Rehab → Rent → Refinance (75% LTV) → Repeat. Compute cash recovered + ongoing cash flow.

Result

Cash left in deal

Refi cash out: $120,000; cash flow: $261/mo.

Total cash in$113,000
ARV$160,000
Refi at 75% LTV$120,000
Cash recovered$113,000
Cash left in$0
Mortgage payment$839/mo
Monthly cash flow$261
Annual cash flow$3,131
Cash-on-cash ROI∞ (zero left in)

Step-by-step

Cash in = purchase + rehab + closing = $113,000.
Refi = ARV × 75% = $120,000.
Cash left = 113,000 − 120,000 = $-7,000.
Cash flow = rent − expenses − mortgage = $261/mo.

How to use this calculator

Enter all costs and ARV.
Set refi LTV (75% standard) and rate.
Estimate monthly rent + expenses.

About this calculator

BRRRR (Buy, Rehab, Rent, Refinance, Repeat) is the buy-and-hold investor playbook. Buy distressed below ARV; rehab with cash or hard money; rent it out; refi at 75-80% LTV pulling out most/all of original cash; repeat with the recovered capital. The deal "works" if refi recovers ≥ 100% of cash in (zero or negative left in deal = infinite cash-on-cash return) and the monthly cash flow covers the new mortgage with margin.