BRRRR Calculator
Calculate your Buy, Refurbish, Rent, Refinance, Repeat strategy. See exactly how much capital you can recycle and whether you can achieve infinite returns.
US BRRRR: cash flow + DSCR + tax shield
DSCR (debt-service coverage)
0.92x
✗ Below most lender thresholds (1.0x min typical)
Annual depreciation (estimated)
$6,000
Shelters ~$6,000 of rental income from federal tax. Model precisely →
Net cash flow (pre-tax)
-$82/mo
After factoring in depreciation, taxable income is ~$0/yr.
Considering selling after the refi phase? A 1031 exchange lets you roll the gain (including depreciation recapture) into a larger property, deferring tax indefinitely.
Buy
Below market value
Refurbish
Add value
Rent
Generate income
Refinance
Pull out capital
Repeat
Scale your portfolio
Phase 1: Buy & Refurbish
Drives the transfer-tax rate baked into your total cash invested. Default Texas = 0% transfer tax.
Transfer Tax: $0
Typically 25% of purchase price
Bridging Finance
Phase 4: Refinance
Refinance amount: $165,000
Phase 3: Rent
Money Left In
$34,019
Capital tied up
Cash-on-Cash
-2.91%
Annual return on capital
Monthly Cash Flow
-$82
After refinance
Capital Flow
Cash Out (Purchase)
-$86,519
Cash In (Refinance)
+$165,000
Net Position
$34,019 still invested
Monthly Numbers (After Refinance)
BRRRR Tips
Money Left In Deal
If Money Left In ≤ 0, you've achieved 'infinite returns' as you've pulled out all your capital while still owning an income-producing asset.