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BRRRR Exit Refi Calculator
At the end of the BRRRR cycle, the refi is the moneymaker. A successful refi returns all or most of your invested cash, leaving the cash-flowing rental. This calculator checks whether your ARV, LTV, and existing loan payoff produce that result.
Cash left in deal
$32,475
Cash returned at refi
$20,525
New loan size
$232,500
Infinite return?
No
% of invested recaptured
38.7%
Refi closing cost
$6,975
How the math works
$310K ARV × 75% = $232.5K new loan. Minus $200K payoff, $7K closing, $5K reserve = $20.5K cash to you. Against $53K invested = $32.5K left in. 39% recapture — not bad but not infinite.
To push toward infinite: higher ARV (pay less, rehab smarter), higher LTV at refi (DSCR lenders sometimes go 80%), lower cash invested (negotiate seller credits, optimize rehab costs). Most 'infinite return' BRRRRs come from ARV exceeding the model by 15-25%.
How to Use
- Enter ARV and refi LTV.
- Enter existing loan payoff and refi closing cost.
- Enter total cash invested to date.
- See cash returned, cash left in, and whether the deal is 'infinite return.'
Frequently Asked Questions
What's 'infinite return' in BRRRR?
Cash out ≥ cash invested. Your remaining cash in the deal is zero or negative, meaning your ongoing cash flow divides by zero → infinite return. Rarely truly infinite; most 'successful' BRRRRs leave $3-$15K in.
How tight should refi appraisal be?
ARV should be 1.3-1.4x total in-cost (purchase + rehab). Buy-rehab at $235K, ARV $310K = 1.32x. That gives room for a 75% LTV refi to cover most of the all-in.
What if refi comes short?
Options: (1) wait 6-12 months and re-appraise after more seasoning and market time, (2) pay down bridge to fit refi LTV, (3) sell instead. Running short on refi is the most common BRRRR failure — always underwrite ARV conservatively.
When does BRRRR actually fail?
ARV comes in 10%+ below projection. Bridge holds longer than 9-12 months (carry eats returns). Stabilized rent comes in low (DSCR fails at refi). Avoid by conservative ARV, fast rehab, aggressive lease-up.
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