BRRRR Deal Calculator
Know exactly how much capital comes back before you commit a dollar.
→ See exactly how much cash you recapture at refinance — before you buy.
The Problem
The BRRRR strategy is one of the most powerful wealth-building methods in real estate. It's also one of the easiest to screw up.
The difference between a BRRRR deal that recycles 90% of your capital and one that traps $40K of dead equity comes down to one thing: running precise numbers before you buy.
Here's how it usually goes wrong. You estimate the ARV at $250K. Your lender will do 75% LTV. That means $187,500 coming back to you at refinance — enough to cover your $160K all-in cost with room to spare. Except the appraisal comes in at $230K. Now you're getting $172,500. And your rehab ran $8K over budget. Your all-in was $168K. Your capital didn't recycle. The whole point of BRRRR just broke.
You can't undo a purchase. You can model the numbers in 15 minutes before you make one.
The Solution
The BRRRR Deal Calculator walks you through every phase and shows you exactly where your money goes, how much comes back, and what your long-term return looks like.
Acquisition tab. Purchase price, closing costs, financing terms. Handles hard money and private lending — points, short-term rates, the structures BRRRR investors actually use.
Rehab tab. Line-item budget or quick-entry category totals for early screening. Tracks your total all-in cost.
Rent analysis tab. Post-rehab rental income and operating expenses. Calculates stabilized NOI and cash flow.
Refinance tab — the make-or-break calculation. Enter your ARV, expected LTV, and permanent loan terms. Instantly see: cash pulled out at refinance, capital remaining in the deal, and new monthly payment.
Deal summary dashboard. Total capital invested. Capital recaptured. Cash left in deal. Annual cash flow. Cash-on-cash return on remaining capital.
Features
- Acquisition modeling with hard money / private lending support (points, short-term rates)
- Detailed rehab budget with line-item and quick-entry modes
- Holding cost calculator during rehab phase (loan payments, insurance, utilities, taxes)
- Stabilized rent and operating expense analysis
- Refinance calculator with ARV, LTV, and cash-out modeling
- Capital recapture and cash-left-in-deal calculation
- Cash-on-cash return on remaining invested capital
- 10-year projection with rent growth and mortgage paydown
- Side-by-side deal comparison (up to 3 properties)
- Deal summary dashboard with all key metrics on one screen
Who is this for?
- BRRRR investors — first deal or fiftieth
- Buy-and-hold investors evaluating whether a property works better as a BRRRR
- Private lenders verifying the numbers before funding a deal
- Real estate agents advising investor clients on BRRRR opportunities
- Anyone curious about BRRRR who wants to model a deal with real numbers before committing capital
Common questions about this template
“I use a BRRRR calculator I found online.”
Does it model hard money terms with points? Does it separate holding costs during rehab from stabilized operating costs? Does it show you your cash-on-cash return on remaining invested capital? The refinance math is the entire point of BRRRR. If your calculator oversimplifies it, you're flying blind on the most important number.
“I can do this math on a napkin.”
You can do the basic math. But BRRRR math has layers: holding costs during rehab, the difference between hard money and permanent financing costs, stabilized NOI vs. projected NOI. A napkin doesn't model that. This template does — in 15 minutes.
Rated 4.9/5 based on 41 reviews
Verified customer reviews
Verified Purchase
“The BRRRR Calculator saved me from a terrible deal. The numbers looked great until I plugged in realistic rehab costs and the refinance terms. Walked away and found a better property the next week.”
Anthony Davis
Investor, Atlanta, GA
How does this compare?
You could build your own spreadsheet. You could use a free template. You could pay hundreds per month for software. Or you could be up and running in 5 minutes.
| Free Templates | Build Your Own | RE Software | SheetCraft ✓ | |
|---|---|---|---|---|
| Cost | $0 | $0 (+ your time) | $129+/month | $29–$49 one-time |
| Setup time | 2–3 hours fixing formulas | 20–40 hours | Weeks of onboarding | 5 minutes |
| 10-year projections | ||||
| Multi-deal comparison | ||||
| Works in Excel / Sheets | ||||
| Sensitivity analysis | ||||
| No subscription required |
Questions? Answered.
Yes. The acquisition tab supports hard money and private lending with points, origination fees, and short-term interest rates.
Every deal you analyze with the wrong spreadsheet is a deal you might get wrong.
Professional templates. Proven formulas. Precise numbers. Get the tools that 2,000+ contractors and investors already trust — and start making decisions with confidence.