Investment analysis
Run the full BRRRR cycle before you write the offer.
Buy, rehab, rent, refinance, repeat. Model every stage of a BRRRR deal with ARV, rehab budget, refinance assumptions, and the cash left in the deal once the loan pays you back.
Updated June 2026 · one of 17 tools in the RealtrAI workspace
The challenge
- !Spreadsheets that model the purchase but quietly skip the refinance, where BRRRR actually lives or dies.
- !ARV that gets penciled in optimistically, then the appraisal lands lower and the cash-out shrinks.
- !Rehab budgets without contingency, so holding costs eat the margin during a longer-than-planned project.
- !Not knowing how much capital stays trapped until the refinance check clears.
- !Explaining the deal to a private lender without a clean, single-page set of numbers.
What it does
- ✓Models all five BRRRR stages in one pass instead of three disconnected spreadsheets.
- ✓Calculates the cash-out refinance at the lender's max LTV against your ARV, then shows the cash returned to you.
- ✓Reports the cash left in the deal as the headline number, because a true BRRRR pulls most or all capital back out.
- ✓Adds rehab contingency and holding costs to the basis so the all-in number is honest.
- ✓Stress-tests a low appraisal: drop the ARV and watch the cash-out and trapped capital move in real time.
- ✓Produces post-refinance cash flow and cash-on-cash on the capital that actually stays in the deal.
Inside the tool
Every capability, included.
The hard number
Cash left in the deal is the whole game
Most analyzers stop at the purchase. BRRRR is won at the refinance. The analyzer leads with the number that decides whether you can repeat: how much of your capital stays trapped after the cash-out. Pull most of it back, and you do the next deal. Leave too much in, and the strategy stalls.
All-in basis first
Purchase, rehab, contingency, holding, and closing costs combine into one honest acquisition number before any refinance math runs.
Cash-out at max LTV
The refinance returns capital based on the lender's loan-to-value against your ARV, not against what you paid.
Trapped capital, shown plainly
All-in basis minus cash returned equals the money still in the deal. That figure sits at the top of the summary.
Pressure test
Find the low-appraisal break point before the lender does
ARV is the most fragile input in any BRRRR deal. Lower the ARV and the cash-out, trapped capital, and cash-on-cash all move at once, so you can see exactly how far the appraisal can fall before the deal stops working. Better to learn that at the offer stage than after rehab is done.
ARV sensitivity
Adjust the after-repair value and watch every downstream number respond, no manual recalculation.
Coverage check
Confirm projected rent clears the new payment with a real debt-service cushion, not a razor-thin margin.
Repeat-ready read
A green light only when the refinance frees enough capital to fund the next acquisition.
Connected across the workspace
One source of truth.
VR Calculator
Once the BRRRR property is stabilized and rented, run the post-refinance numbers through the VR Calculator to underwrite it as a long-term rental hold and pressure-test cash flow against rate changes.
Investor Pitch
Send the BRRRR summary into the Investor Pitch tool to turn the all-in basis, equity captured, and cash-out into a fundable narrative for a private lender or partner.
CMA Builder
Use the CMA Builder to support your ARV with comparable sales before the analyzer relies on that number for the refinance math.
How it works
Adopting brrrr analyzer.
Enter the buy and the rehab
Add purchase price, closing costs, your rehab scope, and a contingency. Holding costs accrue across the rehab window you set.
Set the ARV and refinance terms
Input your after-repair value, the lender's max LTV, rate, term, and points, plus any seasoning period.
Read the cash-out and the trapped capital
See the refinance check, the cash returned, and the money still in the deal, side by side with post-refinance cash flow.
Stress, then summarize
Flex the ARV to find the break point, then export a one-page summary for your lender or partner.
FAQ
Questions, answered.
Does the analyzer handle the refinance, or just the purchase?
Both. The refinance is the point of the model. It calculates the cash-out at the lender's max LTV against your ARV, shows the capital returned, and reports the cash left in the deal.
How does it treat rehab overruns?
You set a contingency percentage on top of your rehab budget, and holding costs accrue across the rehab window. A longer project raises the all-in basis automatically, so the trapped-capital number stays honest.
What if my appraisal comes in below my ARV?
Lower the ARV input and every downstream figure updates instantly. You can see how far the appraisal can fall before the cash-out no longer frees enough capital to repeat.
Can I use the output with a private lender?
Yes. The one-page summary lays out the all-in basis, equity captured, cash-out, and post-refinance cash flow. Pass it straight into the Investor Pitch tool when you need a full narrative.
Is this a long-term hold model too?
It models the stabilized hold enough to confirm coverage, but for a deeper rental underwrite after stabilization, send the numbers to the VR Calculator.
Get started
Try BRRRR Analyzer free for seven days.
It is one of 17 specialist tools in your RealtrAI workspace. No credit card.