Rental deal math

Check the cash left in a BRRRR deal.

Buy, rehab, rent, refinance, repeat works only when the acquisition, renovation, loan, and ongoing rent all hold up. Start by tracking where the cash goes.

Start a free trial to analyze a dealOr use the calculator below, no account needed.

A useful first check

Cash left in deal = cash invested − net cash returned at refinance

Include your down payment, closing costs, rehab, and holding costs in cash invested. Net cash returned is refinance proceeds after paying off the old loan and refinance costs.

Example: If you invested $70,000 and a completed refinance returned $50,000 after payoff and costs, $20,000 remains in the property. That says nothing yet about whether rent covers expenses and the new loan.

Inputs worth checking

Purchase, closing, rehab, and holding costs
After-repair value supported by real comparables
Lender value, loan-to-value, rate, fees, and payoff
Collected rent after vacancy, repairs, and new debt service

BRRRR calculator

Default rate is Freddie Mac's 30-year fixed average for the week of October 1, 2026 (PMMS); investment-property loans usually price higher. Every other default is a placeholder to replace with your deal.

A refinance is not guaranteed

The example assumes a refinance closes at the modeled value and terms. An appraisal, seasoning requirement, rate change, or budget overrun can leave more cash in the property. Check the downside case and the post-refinance cash flow before planning a repeat purchase.

RealInvestorX has a signed-in BRRRR tool for these inputs. A 7-day free trial lets you analyze and save deals.