№ 03 · Calculators
How much cash comes back out of my BRRR deal?
Buy, rehab, rent, refinance. See what the cash-out refi returns and what stays in the deal.
My deal
My cash-out refinance
My rental numbers
My cash-out refi
$204,000
New loan $210,000 at 75.0% of ARV, minus $6,000 in refi closing costs.
Most capital recovered
$1,000
$1,000 stays in the deal after the refi — a small share of what I invested.
Total cash invested
$205,000
New loan amount
$210,000
After the refi
My payment
$1,799
My monthly cash flow
+$401
Equity remaining
$70,000
The refi is the whole game
A BRRR deal lives or dies at the refinance. Most cash-out refi programs lend up to 75% of the after-repair value, some 70%, a few 80% with seasoning. The math is blunt: if 75% of ARV covers what you put in, you have recycled your capital and the next deal is funded. If it does not, the difference stays parked in the walls.
That is why the two numbers that deserve your paranoia are the ARV and the rehab budget. Overestimate the first or blow the second and the calculator will show it instantly: capital left in the deal climbs and the infinite-return story goes away.
Where BRRR pencils in 2026
Milwaukee's housing stock is tailor-made for this play. Solid brick duplexes and bungalows with dated interiors, purchase prices that leave room between as-is and after-repair value, and rents that support the refinanced payment.
In Central Florida the spread is thinner and insurance eats into post-refi cash flow, so the deals that work tend to be heavier rehabs where the value add is real. Either way, most lenders want six months of seasoning before the cash-out refi, so budget holding costs for at least that long.
FAQ · Preguntas frecuentes
Questions, answered.
Straight answers before you run your own numbers.
01
What does BRRR stand for?
Buy, rehab, rent, refinance. Buy under market, renovate, place a tenant, then refinance based on the new appraised value to pull your capital back out and repeat.
02
What LTV should I model for the cash-out refi?
75% of the after-repair value is the standard for DSCR and conventional investor cash-out programs. Model 70% as your stress case. If the deal only works at 80%, it is fragile.
03
How long before I can refinance?
Most lenders require six months of ownership seasoning before a cash-out refinance on the new appraised value, and some DSCR programs go shorter. Plan your holding costs around six months minimum.
04
What if I cannot pull all my capital out?
Most deals leave something in. The question is whether the cash flow and equity you keep justify the capital that stays. A deal that returns 80% of your cash and still flows positive is a good deal, just not an infinite one.
Next step
Find my next BRRR property.
I watch the Milwaukee and Central Florida markets daily and flag the listings where the rehab math actually works.
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See all calculatorsEvery number on this page is an estimate for planning, not a quote, a rate lock, or lending advice. reThought Real Estate is a brokerage, not a lender. When you are ready, we connect you with trusted lenders who can price your exact scenario.
