What does cash left in mean?

What you still have in the deal after the refinance reimburses you. If the refi returns more than you put in, cash left in is negative: you pulled money out.

What LTV should I use?

Many BRRRR refis close around 70% to 75% of the appraised ARV. 75% is the default here. Use the cap your lender actually quotes.

Is purchase financing included?

This public tool assumes you buy with cash, then refinance. RehabOS can model a short-term loan into the refinance on the same deal.

BRRRR calculator

Free BRRRR calculator for rehab-to-rental deals. Enter purchase, rehab, ARV, rent, and refi terms to see cash left in, equity, cash flow, and DSCR. Runs in your browser.

How to use this calculator

Enter purchase and rehab. That is your all-in before the refinance.
Enter ARV. The refi loan is ARV × refi LTV.
Enter rent, operating expenses, vacancy, and refi terms to see cash left in and cash flow after the new loan.

Open the BRRRR calculator