Free BRRRR Calculator: Run the Whole Cycle, No Account, No 5-Use Cap

The BRRRR strategy has a five-step name (Buy, Rehab, Rent, Refinance, Repeat) but a one-line business model: force the value up with a renovation, then pull your cash back out with a refinance so you can do it again. Whether that works is pure arithmetic, and the arithmetic deserves a calculator that does the whole cycle, not just the mortgage payment.

The calculator below models a complete BRRRR: everything you put in, what the bank hands back at the refinance, the capital that stays stuck in the deal, and what the property pays you per month once the dust settles. It is free, needs no account, and lets you save unlimited analyses right in your browser.

Prefer a full page: open the BRRRR calculator here.

The number that decides everything: capital left in

Most people obsess over cash flow. In a BRRRR, the more important output is capital left in the deal. Say you put $118,000 into a project (purchase, rehab, holding, closing) and the property appraises at $160,000. A 70% LTV refinance produces a $112,000 loan; after $4,000 in refi costs, roughly $108,000 comes back to you. You now control a rental with about $10,000 of your own money still inside it. If the property clears even $60 a month after the new payment, that is a 7–8% cash return on the money left in, plus roughly $48,000 of equity created by the renovation.

Run the same deal with an appraisal that comes in at $140,000 instead, and the refinance returns $94,000. Now $24,000 stays stuck, your next project is delayed, and the same monthly cash flow is a much weaker return. That sensitivity is why the calculator makes you look at the all-in basis as a percentage of ARV, and why the classic 70% rule chip sits at the top of the results.

What about the BiggerPockets BRRRR calculator?

BiggerPockets makes a good BRRRR calculator, and if you already pay for Pro it is a fine choice. The friction is the paywall: as of July 2026, free members get a handful of uses per calculator (the community pegs it at five), cannot save their analyses, and the polished PDF report is Pro-only, with forum threads of free users asking why they can no longer reach reports they made earlier. Pro runs $39 a month or $390 a year.

To be fair about what you get for Pro money: lawyer-reviewed lease forms, rent estimates, market data, and partner discounts are part of that bundle. If you only want to run BRRRR math, though, the math itself has no reason to cost $390 a year.

Where BRRRR deals actually go wrong

Three places, in order of frequency. First, an optimistic ARV: the refinance appraisal is done by someone who has never read your spreadsheet, so support your ARV with sold comps in the same neighborhood, ideally from the last six months. Second, the rehab budget: renovations on the kind of dated properties that make good BRRRR candidates routinely run past the estimate, so carry a contingency of at least 10–15%. Third, seasoning: many lenders require you to own the property 6–12 months before a cash-out refinance, and every month of holding costs during that wait belongs in the calculator, not in the surprise column.

One more honest caveat: the strategy was easier when refinance rates were lower. At today’s rates the new payment eats more of the rent, which is why the calculator shows post-refi cash flow right next to the capital recovered. Some deals that recycle 100% of your cash still lose money every month, and a deal like that is a liability with good marketing.

If you plan to live in it

A BRRRR on a small multifamily where you occupy one unit is a strong combination for a first property: owner-occupied financing going in, forced appreciation, and a tenant paying most of the mortgage. Screen that version of the deal with the house hacking calculator, check what a decade of holding does with the long-term projection, and see how buying a duplex and living in one side works step by step. If you are still assembling the down payment for the first purchase, start with how much money you need to start.