Profitable Properties Boston
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The operator's tool

The BRRRR Calculator.

Buy, Rehab, Rent, Refinance, Repeat. This shows the two numbers that decide whether the strategy actually worked: how much cash you get back out after the refinance, and whether the deal still cash-flows once it settles into a long-term rental. The exact math our operators run before recycling capital into the next one.

Your numbers

Be honest on the ARV and the rehab budget. The refinance lives or dies on the appraisal.

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$
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Holding = financing costs, insurance, utilities, and carrying costs while the building sits vacant and under renovation.

The refinance
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%
yr
As a rental (post-rehab)
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The read
Run the numbers
Adjust the inputs and the deal updates live.
Cash left in the deal
—
after you pull the refinance
Cash-on-cash after refi
—
return on cash still in the deal
Monthly cash flow after refi
—
per year —
DSCR after refi ⓘ
—
lenders want 1.2+
All-in cost (purchase + rehab + holding)—
New loan amount (ARV × LTV)—
Cash left in the deal—
Effective gross income (after vacancy)—
Operating costs—
NOI — the building’s paycheck—
New annual debt service (P&I)—
Annual cash flow after refinance—
New loan-to-value: — Monthly P&I: — Capital recovered: —
The most common way investors leave money on the table is rushing the refinance before the finished rehab and the new rents are actually reflected in the appraisal. Push the appraiser the rent roll and the scope of work, and don't refinance until the value is really there. Just as important: lenders typically require a seasoning period — commonly 6–12 months of ownership — before they'll base a cash-out refinance on the new ARV rather than your original purchase price. Confirm your specific lender's seasoning rule before you count on this timeline.

Recycle your capital. We'll run the rehab.

The whole BRRRR game is the rehab hitting budget and the ARV hitting the appraisal. Our in-house licensed GC prices the scope, our operators pressure-test the rents, and we help you time the refinance right. Twenty minutes, no pitch.

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