← Back to BlogMay 20268 minDan White
Free BRRRR Calculator — Does Your Deal Recycle Capital?
The BRRRR strategy only works if the refinance returns most or all of your invested capital. That math has to be run before you buy, not after. FreeDealCalc calculates the full BRRRR cycle free — including how much cash you get back at refinance.
Market Context
Live Market Data
Washington, DC Housing Market
Cool Market
Data through Mar 2026
Median Sale Price
$590,000
+0.8% YoY
Median Days on Market
44 days
lower = faster market
Sale-to-List Ratio
99.7%
buyers' market
Homes Sold
4,457
last reported month
Source: Redfin Data Center. Updated monthly. Data reflects Washington, DC residential sales.
redfin.comThe BRRRR Numbers You Need to Run
- Total cash invested: Purchase + rehab + holding + closing costs
- ARV: What the property appraises for after renovation
- Refinance proceeds: ARV × 0.75 LTV minus any existing debt
- Cash returned: Refinance proceeds minus total cash invested
- Monthly rent: Market rent for the renovated property
- DSCR mortgage payment: At current rates and LTV
- Monthly cash flow: Rent minus PITI and operating expenses
- Cash-on-cash return: Annual cash flow divided by remaining cash in deal
Run Your BRRRR Numbers Free
Tell Freddie your purchase price, rehab, ARV, and expected rent — get the full BRRRR cycle analysis including cash recycled and cash-on-cash return. Free.
Calculate My BRRRR Returns →When BRRRR Stops Working
BRRRR breaks when the refinance doesn't return enough capital to repeat. Three scenarios where this happens: you overpay at purchase (total invested exceeds 75% of ARV), rehab runs over budget, or the appraisal comes in below your target ARV. Model conservatively — use 70% of ARV for your refinance assumption, not 75%, and add 15% contingency to your rehab estimate.
Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in real estate for 20+ years.