BRRRR

The BRRRR analyzer combines a flip and a rental into one underwriting flow. The key question is how much cash you'll leave in the deal after the cash-out refinance, and whether the property still cash-flows at the refi loan amount.

Inputs explained

• Acquisition: purchase, closing, and initial financing.
• Rehab: scope plus contingency, same as the flip analyzer.
• Holding period: time from close to seasoning plus refi (usually 6 months).
• ARV: comp-supported after-repair value.
• Refi LTV: lender's max loan-to-value (commonly 75%).
• Refi terms: rate, amortization (usually 30 yr), and closing costs.
• Stabilized rent: what it'll rent for post-rehab.

How the math works

• All-in cost = purchase + closing + rehab + furniture + reno + holding costs (rehab-phase carry plus any seasoning shortfall).
• Refi loan = ARV × refi LTV.
• Cash out from refi = max(0, refi loan − existing loan payoff − refi closing costs).
• Cash left in deal = max(0, total cash outlay − cash out from refi), where total cash outlay = initial cash invested + holding costs.
• Post-refi cash flow = NOI − new annual debt service.
• Infinite return: if cash left ≤ 0, cash-on-cash is theoretically infinite.

How the rehab estimate works

The Rehab Walkthrough has two tabs. Value-add items (hot tub, kitchen refresh, game room) drive revenue and ARV uplift for STR and BRRRR. Construction scope covers the contractor line items (drywall, HVAC, plumbing, roofing, paint, flooring, cabinets) you need for a defensible number before your GC bids come in.

• Multiplier stack. National baseline $/sqft, finish tier (Budget / Standard / Premium), market multiplier by metro or state, and your saved per-market rates.
• Presets. BRRRR essentials, Cosmetic refresh, or Gut rehab load a sensible starting scope in one click. Search filters items live.
• Your rates. When you type a manual dollar amount, Save it as your default for the market. The next deal in that metro auto-uses your number.
• Accuracy. Expect roughly ±20 to 30% vs actual GC bids at first, tighter once you save a few market rates. Always get real bids before closing.

Reading the results