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Buy · Rehab · Rent · Refinance · Repeat — analyze any BRRRR deal: equity created, cash returned, cash left in deal, and cash-on-cash return.
75% is typical for investment properties
Taxes, insurance, maintenance, vacancy
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The BRRRR calculator measures two things: how much capital you recovered through the refinance, and what return that gives you on any remaining invested capital. The key metric is cash left in the deal — total invested (purchase + rehab + holding costs) minus cash returned from the refinance. If this number is zero or negative, you've achieved an infinite return.
BRRRR Deal Example
Purchase + Rehab
$105,000
total invested
After-Repair Value
$150,000
post-renovation
Refinance (75% LTV)
$112,500
cash returned
Cash Left in Deal
−$7,500
infinite return ✓
The 70% rule is the investor's safety margin: your maximum purchase price should be 70% of ARV minus rehab costs. In the example above: 70% × $150,000 − $25,000 rehab = $80,000 max purchase. Paying more compresses your refinance return and increases the risk of leaving capital stranded in the deal.
BRRRR stands for Buy, Rehab, Rent, Refinance, Repeat. The strategy involves buying a distressed property below market value, renovating it to increase value, renting it out, then doing a cash-out refinance based on the new appraised value to pull out your invested capital — then repeating with the next property. Done correctly, it allows investors to recycle capital across multiple properties.
An "infinite return" occurs when the cash-out refinance returns more money than you put into the deal. If you invested $100,000 (purchase + rehab) and the refinance gives you back $110,000, you have $0 or less capital remaining in the deal — but you still own the property and collect rent. Since your return on invested capital is mathematically infinite, it's called an infinite return.
Most lenders allow 75% LTV for investment property cash-out refinances. Some portfolio lenders go to 80%. The refinance is based on the after-repair value (ARV) — a new appraisal after renovation. So if your ARV is $300,000, you can typically refinance up to $225,000 (75% × $300,000).
Key risks: Rehab cost overruns (budget 10–20% contingency), ARV comes in lower than expected (conservative estimates are critical), vacancy during renovation period, financing risk (rates change between purchase and refinance), and over-leveraging. The BRRRR strategy works best in markets with strong rent-to-price ratios and available distressed inventory.
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