The REI Vault Pro BRRRR Calculator: How to Model Every Phase of Buy, Rehab, Rent, Refinance, Repeat

The BRRRR method is one of the most powerful wealth-building strategies in real estate — but it only works if the numbers actually work. The entire premise of BRRRR is capital recycling: you invest money to buy and rehab a distressed property, then pull most or all of that capital back out through a cash-out refinance after the property is stabilized, leaving you with a cash-flowing rental with little or nothing left invested.

When the numbers work, BRRRR is extraordinary. When they do not — when you pull out less than you put in, or when the post-refinance cash flow does not cover the new mortgage — you are stuck with a rental you are over-leveraged on. The BRRRR Calculator shows you which scenario you are in before you close.

The Five Phases of BRRRR — and What to Model at Each One

Phase 1: Buy

The acquisition price sets every downstream number. BRRRR requires buying below market value — typically at 65–75% of After Repair Value (ARV). This spread is what creates the refinanceable equity. Buy too close to ARV and there is nothing to pull out at refinance.

The Calculator input: Purchase Price. This is what you pay, not what the property is worth.

Phase 2: Rehab

Repair costs are the variable that most investors underestimate. On a BRRRR deal, going over budget on rehab directly reduces the capital you recover at refinance. Every $5,000 of cost overrun is $5,000 you cannot pull back out.

The Calculator input: Repair Costs. Use a line-item estimate, not a round number. Add a 15–20% contingency.

Phase 3: Rent

The stabilized rental income determines whether the post-refi property cash flows positively. It also affects your refinance eligibility — most DSCR-based refinance lenders require a minimum DSCR of 1.0x–1.25x based on the post-rehab rent.

The Calculator inputs: Monthly Rent and Monthly Operating Expenses. Expenses should include property taxes, insurance, management, maintenance, and CapEx reserves. Not just the mortgage.

Phase 4: Refinance

This is where the strategy either works or fails. A cash-out refinance at 70–75% of ARV is the standard BRRRR exit from the hard money or private money loan used to acquire and rehab. The refinance loan amount at your chosen LTV determines how much cash you pull out.

The Calculator inputs: After Repair Value (ARV), Refinance LTV %, and Refinance Interest Rate.

Phase 5: Repeat

The cash you pulled out goes into the next deal. But only if the post-refi cash flow is positive — if the new permanent mortgage payment leaves the property with meaningful monthly income after expenses.

What the BRRRR Calculator Returns

Cash Pulled Out at Refinance

The headline BRRRR number. This is: Refinance Loan Amount minus All-In Cost (purchase price plus repair costs). If this number is positive, you have recovered capital at refinance. If it is negative, you have cash left in the deal.

The goal is to get this number as close to zero — or positive — as possible. A deal where you pull out 90% of your invested capital is still a strong BRRRR. A deal where you pull out 50% is functional but slower to recycle. A deal where you pull out more than you put in is exceptional — you have created a cash-flowing rental and returned your capital in full.

Cash Left in the Deal

The inverse of cash pulled out. If your all-in cost is $120,000 and your refinance loan is $105,000, you have $15,000 left in the deal. That $15,000 is permanently deployed in this property until you sell. Understanding how much is left in helps you evaluate whether the deal ties up too much capital for your portfolio strategy.

Post-Refi Monthly Cash Flow

After the refinance, your hard money or private money loan is replaced by a permanent DSCR or conventional investment property mortgage. The calculator projects your monthly cash flow under the new loan terms — monthly rent minus all operating expenses minus the new refinance mortgage payment.

This is the number that determines whether the BRRRR was worth doing. A deal that recaptures 100% of invested capital but leaves you with negative monthly cash flow is not a successful BRRRR. You need both: capital recovery and positive ongoing cash flow.

All-In Cost, Refinance Loan Amount, and Equity Captured

The calculator also returns your total all-in cost (purchase plus repairs), your refinance loan amount, and the equity captured in the deal — the difference between ARV and the refinance loan. This is the wealth built in the deal: equity you own in the property above the loan balance.

A Worked Example Through the Calculator

Purchase Price: $110,000 | Repair Costs: $35,000 | ARV: $210,000 | Refinance LTV: 75% | Refinance Rate: 7.5% | Monthly Rent: $1,650 | Monthly Operating Expenses: $550

All-In Cost: $145,000 | Refinance Loan: $157,500 (75% of $210,000) | Cash Pulled Out: $12,500 | Cash Left In: $0 | New Monthly Mortgage (30yr at 7.5%): $1,101 | Post-Refi Monthly Cash Flow: $1,650 minus $550 minus $1,101 = $0 per month | Equity Captured: $52,500

This deal fully recaptures invested capital and builds $52,500 in equity. The cash flow is at break-even — not ideal, but the deal works. Improving rent by $200/month (or finding a slightly lower acquisition price) would push cash flow positive while keeping all the other numbers intact.

When the BRRRR Numbers Do Not Work

The most common BRRRR failure modes the calculator will surface:

Under-buying — purchase price too close to ARV, leaving insufficient refinance spread. The cash pulled out number will be deeply negative, showing how much capital you will be stuck with.

Repair cost overruns — if your actual rehab comes in higher than estimated, run the revised numbers immediately. The calculator will show you how the overrun changes your capital recovery.

Rate risk — refinance rates affect your post-refi mortgage payment and therefore your cash flow. Run the calculator at current rates and at rates 1–2% higher to understand your sensitivity.

Start Modeling Your Next BRRRR Deal

Open the BRRRR Calculator and run your current acquisition target through all five phases. See your cash pulled out, your post-refi cash flow, and your equity captured before you commit to the deal.

The BRRRR Calculator is included in all Core and Pro memberships. Start your free 7-day trial today. Use the calculator on a live deal this week and see the full picture of what your BRRRR could produce.