← Back to BlogMay 20267 minDan White
How to Find BRRRR Deals
A BRRRR deal needs three things: a purchase price well below ARV, a clear path to market-rate rent after rehab, and enough post-renovation equity to support a 75% LTV cash-out refinance. These deals exist — they just do not sit on the MLS for long.
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.comBest Sources for BRRRR Deals
- Wholesalers: The most efficient source — a good wholesale deal already fits BRRRR math. Build relationships with active wholesalers in your target market.
- Direct mail to absentee owners: Landlords who have owned for 10+ years often have equity and motivation. Skip trace the list and mail a simple yellow letter.
- Tax delinquent lists: Properties with delinquent taxes often have distressed owners who want out. Pull county records monthly.
- Probate: Inherited properties often sit vacant and deteriorate. Probate attorneys are excellent referral sources.
- MLS days-on-market: Properties sitting 60+ days were priced above market. Offer significantly below ask — sellers are often more motivated than their listing suggests.
- REO and bank-owned: Foreclosure properties can be priced at or below 70% ARV, especially in slower markets.
How to Quickly Screen for BRRRR Viability
Before spending time on a full analysis, run a quick three-part screen: (1) Is the asking price at or below 70% of estimated ARV? (2) Does the neighborhood support market-rate rent that would pass DSCR requirements on a 75% LTV loan? (3) Is the rehab scope defined enough to estimate? If yes to all three, do a full analysis. If no to any, move on.
The BRRRR Sweet Spot
Properties that need cosmetic-to-moderate rehab (new kitchen, bathrooms, flooring, paint) rather than full structural work hit the BRRRR sweet spot. Full gut rehabs can work but increase execution risk and time. Properties that need structural, foundation, or environmental remediation work have unpredictable cost floors that can destroy your refinance math.
Analyze BRRRR Candidates Free
Enter any address and Freddie tells you if the BRRRR math works — ARV, refinance proceeds, and monthly cash flow.
Check BRRRR Viability Free →Dan White is a licensed Virginia real estate agent at Pearson Smith Realty and founder of FreeDealCalc.com. He has been investing in Northern Virginia real estate for 20+ years.