Refi reality

BRRRR calculator

Cash out is not magic. It is new debt wearing a victory jacket.

Change the number

Purchase price $ Rehab budget $ Closing and carry $ After-repair value $ Refi LTV % Refi costs $ Monthly rent after rehab $ Vacancy and credit loss % Monthly operating costs $ Refi interest rate % Refi amortization years

What the math says Move one input. If the answer breaks, that input owns the deal.

The first number is only the beginning.

Metric - Waiting on inputs.

All-in cost - Refi proceeds - NOI after debt -

The chart will name the assumption carrying the most weight once the model runs.

Scenario check

Case	Result	What moved

Assumption ledger

Assumption coach Move an input to see what assumption is carrying the story.

Who validates ARV?

ARV fantasy

Local tool memory

No saved runs yet. Save assumptions on this browser only before the numbers start wandering.

BRRRR math lives or dies on rehab cost, appraisal, rent, loan proceeds, and the payment after refinance.

What this number is really saying

The strategy only works if the appraisal, loan proceeds, rehab, rent, and refinance payment all survive contact with reality. Pulling cash out while the property cannot carry the new loan is not a win. It is a future problem with a closing statement.

The assumption to attack

Cut ARV, raise rehab, lower LTV, raise the rate, and drop rent. If cash-out disappears or DSCR gets thin, you are still the owner.

What the math is ignoring

Seasoning rules, lender overlays, construction mistakes, vacancy, and whether the property supports the new debt.

Read the output

Headline, stress, proof.

Start with the headline result.It names the current modeled answer, not the decision.
Compare the stress cases.The scenario strip shows which assumption makes the answer fragile.
Use the ledger as a diligence list.Every input should map back to a document, invoice, statement, term sheet, or named assumption.

Verify against

Documents before confidence.

Contractor bids, scope of work, appraisal support, lender refi quote, rent comps, seasoning rules, and DSCR requirements.

Do not skip

Stress before trust

ARV fantasy
Underbudgeted rehab
Ignoring DSCR after refinance

Questions before money moves

Make the model answer.

Who validates ARV?
What if LTV comes in lower?
Can rent support the refi debt after vacancy and expenses?

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