Free calculator
BRRRR calculator with a lender-accurate refi
Most BRRRR calculators stop at ARV times 75%. This one checks each refi program month by month: title seasoning, the lesser-of-cost rule inside six months, the 12-month existing lien rule, minimum DSCR and loan minimums. Then it picks the path that leaves the least cash in the deal.
Cash left in the deal
$1,204
96% of $32,587 recovered
Best refi
Month 12
DSCR cash-out
New loan
$200,000
Cash flow
$28/mo
Cash-on-cash 28.2%
DSCR
1.32
Rent / PITIA at the refi
Bought with hard money (11%, 2 points). Refi programs, rates and seasoning rules are illustrative assumptions, not a quote or commitment to lend. Real terms vary by lender.
Comps, rehab, refi and a verdict for a real address. Invite-only beta.
How to use it
Enter price, rehab and ARV
Bought with hard money at 90% of the price and 100% of the rehab, the way most BRRRRs start.
Enter the rent
The monthly rent once it is leased. DSCR lenders size the loan off it.
Set rehab months
The refi clock starts at purchase. Rent starts after the rehab and a month to lease up.
Read the refi
See which program wins, in which month, and how much cash stays in. Terms are illustrative assumptions, not a quote or commitment to lend.
Free here, deeper in the app
This free calculator
- Cash in before the refi and cash left in after it
- The refi month and the program that gets the most cash back
- Monthly cash flow and DSCR at the new payment
- Plain reasons when a program cannot refi yet
Run The Deal app
- The full refi matrix: every program across every month
- Appraisal and rate stress tests on cash left in
- Refi timing alerts when your best month opens
- A lender package you can share with a link
The same engine, on a real address
In the app the numbers come with comps, a rehab estimate, a verdict with reasons and the price that would make it work. This is a sample deal, not a real property.
Questions
What is cash left in?
After the refi pays off the first loan and closing costs, it is your money still in the house. Zero or less means you got all of it back.
Why does the month matter?
Many DSCR lenders use the lower of the appraisal or your cost inside six months of purchase. Fannie Mae cash-out needs six months on title, and the loan being paid off generally must be 12 months old. Refi too early and the loan comes in smaller.
Is the refi rate a quote?
No. Rates and terms are illustrative planning assumptions. Real terms depend on the lender, your credit, the property and the market on the day you lock.
Learn the terms
Run your next deal before you write the offer.
Run The Deal is in an invite-only beta. Ask for a spot and we will email you when it opens.