BRRRR Strategy Analyzer
See how much capital comes back at the refinance before you buy
A 5-sheet Excel analyzer for Buy, Rehab, Rent, Refinance, Repeat: all-in cost, refinance proceeds at your LTV, cash left in the deal, capital recovered percentage, equity captured, and post-refinance cash flow on the new loan.
BRRRR works when the appraisal comes in high enough that the new loan repays most of what you put in and the rent still covers the new payment. It fails quietly when either half is off: the refinance returns 60% of your cash instead of 95%, or the property cash flows on the old numbers and loses money on the new ones. Both are knowable before you buy. Most investors find out at the refinance closing.
The BRRRR Strategy Analyzer is a 5-sheet Excel workbook with 20 formulas, one sheet per phase. Phase 1 Buy takes purchase price, closing costs, holding months through rehab and refinance, and a monthly holding cost, and returns total holding cost and acquisition subtotal. Phase 2 Rehab is a 12-line budget (demo, roof and exterior, plumbing, electrical, HVAC, kitchen, bathrooms, flooring, paint, windows and doors, landscaping, permits and dumpsters) with Budget and Actual columns and a contingency percentage. Phase 3 Rent takes market rent, vacancy percentage, and monthly operating expenses and returns effective rent and monthly NOI. Phase 4 Refinance takes after-repair value, refinance LTV (75% default), refinance closing costs, new rate, and amortization, and returns the new loan amount, net cash-out proceeds, and the new monthly principal and interest. Phase 5 Repeat is the summary: all-in cost, cash recovered at refinance, cash left in the deal, capital recovered percentage, equity captured (ARV minus new loan), post-refinance monthly and annual cash flow, cash-on-cash on the cash left in, and total year-one return on all-in.
The repeat test is on one sheet: capital recovered near 100% and positive cash flow after the new payment. If both hold, you can do it again with the same money. First 15 minutes: enter the purchase and holding assumptions on Buy, fill the 12 rehab lines, type market rent and expenses on Rent, enter your ARV estimate and lender LTV on Refinance, then read the Phase 5 summary. Change ARV by 5% and watch cash left in the deal move; that is your margin. Works in Microsoft Excel and Google Sheets.
Who it's for
For investors planning to buy, renovate, rent, and refinance to recycle their capital, including anyone evaluating a first BRRRR with a local lender's LTV. Not for a straight flip, where the sale and selling costs matter and the Fix & Flip Profit Calculator fits, and not for a turnkey rental with no refinance, which belongs in the Rental Property Cash Flow Calculator.
Use it when
- A lender quoted 75% LTV on the refinance and you need to know how much of your cash that returns
- You have an ARV from comps and want to see what a 5% miss does to cash left in the deal
- The property cash flows today and you need to check it still does on the new, larger payment
- A private money partner wants to know when their capital comes back and how much equity remains
- You are mid-rehab and want actual spend next to budget on the same lines
What you download
Every file in the XLSX download.
Inside the files
- Phase 1 Buy: purchase, closing costs, holding months and monthly carry
- Phase 2 Rehab: 12-line budget, Budget and Actual columns, contingency
- Phase 3 Rent: market rent, vacancy, operating expenses, monthly NOI
- Phase 4 Refinance: ARV, LTV, closing costs, new loan, cash-out, P&I
- Phase 5 Summary: cash left in deal, capital recovered %, equity
- Post-refi monthly and annual cash flow, cash-on-cash on cash left in
What changes once you use it
- 1Know what percentage of your capital comes back before you buy
- 2See whether rent covers the new, larger payment after the refinance
- 3Equity captured is computed from ARV and the new loan, not assumed
- 4One phase per sheet, so a lender or partner can follow the deal in order
- 5Change ARV or LTV and watch cash left in the deal update instantly
Common questions
What software do I need?
Microsoft Excel or Google Sheets. Standard .xlsx, no macros; also opens in LibreOffice and Numbers.
What LTV does it model?
Any. The refinance LTV cell defaults to 75%, which is typical for an investment-property cash-out, and the new loan, cash-out proceeds, and new payment all recalculate when you change it.
What happens if I pull all my cash out?
Cash left in the deal shows $0, capital recovered shows 100%, and cash-on-cash shows 0% by convention since there is no cash left to divide by. The year-one total return on all-in cost still reports.
Why not a free template or ChatGPT?
Free BRRRR sheets usually compute the refinance and stop. This one carries holding costs through the refi, tracks rehab budget against actual, and recomputes cash flow on the new loan payment, which is the number that decides whether the repeat works. Every formula is on the sheet.
How does it fit with the other analyzers?
Find and underwrite the purchase with the Wholesale Deal Analyzer Pro, model the BRRRR here, then use the Rental Property Cash Flow Calculator for a 12-category expense breakdown and a 5-year equity projection on the hold.
💰 Fund: Line up cash buyers and private money
Got this handled? Here's what comes next in the deal.
Cash Buyer Deal Presentation Template
Turn a deal into a one-read packet cash buyers can say yes to
- ✓Cover page with property, buyer, and your contact fields
- ✓At-a-glance block: price, ARV, repairs, flip profit, cash flow
- ✓Fix & Flip and Rental analyses laid out side by side
Cash Buyer & Investor Email Swipe File
30 fill-in-the-brackets emails to build and work a cash buyer list
- ✓8 Cold Outreach emails to introduce yourself to new investors
- ✓6 Deal Submission emails: flip, rental, pocket deal, price drop
- ✓5 Follow-Up emails to re-engage quiet buyers, ending in a last call
Private Money Pitch Deck Template
A 12-slide lender pitch with the security and downside slides investors ask for
- ✓Confidential cover: target amount, rate, term, and secured property
- ✓Opportunity, Track Record, and Team slides with bracketed proof points
- ✓Deal and Numbers slides: all-in cost, ARV, loan-to-ARV, worst case