Buy. Rehab. Rent.
Refi. Repeat. 35 seconds.
Sourced ARV. Rehab budgets by line item. Hold cost modeling. Refi proceeds at 75% LTV. Profit waterfall. Cash-on-cash math. Lender-ready pro-formas for the deals you actually run.
Four deals.
Four profit waterfalls.
Detroit duplex. Cleveland turnkey. Indianapolis A/B class. Memphis Section 8. Same engine, different ARVs, different rehab budgets, different cash-out math.
1924 duplex, estate sale. Three-month probate timeline. Mid-cycle BRRRR candidate. Stable rental zip with 22 BRRRR investors active in the market.
Excel pro-forma,
or lender-ready in 35 seconds?
A BRRRR pro-forma needs sourced ARV, line-item rehab budgets, hold cost modeling, and refi math. The spreadsheet you've been duplicating gets two of four.
Manual Math
- ARV is your guess, not 6 sourced MLS comps
- Rehab budget is a round number, not line-item
- Hold cost modeling missed (mortgage, taxes, insurance during rehab)
- Refi LTV math hardcoded, not scenario-modeled
- Lender presentation needs reformatting every time
Sourced and Modeled
- ARV from 6 MLS comps within 0.4 miles, citations included
- Rehab budget by line item: kitchen, bath, roof, HVAC, finishes
- Hold cost modeled across rehab and seasoning periods
- Refi proceeds at 70%, 75%, 80% LTV scenarios side by side
- Lender-format export with bank-ready exhibits and waterfall
Four steps,
thirty-five seconds.
Property + buy price
Drop the address and your buy price. The tool pulls MLS data, build year, condition class, lot size, and zip-level cap rate context.
Rehab scope
Pick from cosmetic, mid-level, or full-gut. The tool generates a line-item budget calibrated to local labor and material costs.
Generate
ARV from 6 sourced comps. Hold costs modeled. Refi at 70/75/80% LTV. Cash-out math. Profit waterfall. Cash-on-cash and IRR.
Send to lender
Export PDF or Excel. Bank-ready format with comp citations, rehab line items, and refi exhibits. One click to lender or partner.
Four deals,
four profit waterfalls.
Burlingame estate sale
"Buy $145K, rehab $32K, ARV $238K. Refi at 75% LTV pulls $172,800 cash-out, leaves $12,900 in deal. $312/mo cash flow, 29% cash-on-cash, 9-month cycle."
Buckeye Road bungalow
"Buy $85K, rehab $22K, ARV $145K. Refi at 75% pulls $108,750, leaves $4,300 in deal. $185/mo cash flow, 51% cash-on-cash, 6-month cycle. Cosmetic-only scope."
Mid-North single family
"Buy $215K, rehab $45K, ARV $310K. Refi at 75% pulls $232,500, leaves $33,800 in deal. $480/mo cash flow, 17% cash-on-cash, 12-month cycle. A-class neighborhood."
Frayser duplex, voucher tenant
"Buy $98K, rehab $28K, ARV $185K. Section 8 voucher rent $1,850/mo guaranteed. Refi at 75% pulls $138,750, leaves $2,450 in deal. 76% cash-on-cash."
Everything that goes
into a lender-ready pro-forma.
Sourced ARV
Six comparable sales within 0.4 miles, trailing 12 months. MLS-sourced with citations. Adjustments for sqft, beds, baths, lot, age, condition class.
Line-item rehab budget
Kitchen, bath, roof, HVAC, electrical, plumbing, finishes, exterior. Calibrated to local labor and material costs by zip code.
Hold cost modeling
Mortgage, taxes, insurance, utilities, vacancy during rehab and seasoning. 4-12 week scenarios modeled per deal.
Refi LTV scenarios
70%, 75%, 80% LTV side by side. Cash-out math, new monthly P&I, DSCR ratios. Adjustable for hard money and gap loan structures.
Cash-on-cash + IRR
Cash left in deal after refi. Monthly cash flow. Annual cash-on-cash return. 5-year IRR with appreciation and rent growth assumptions.
Lender export
PDF or Excel. Bank-ready format with comp citations, rehab line items, refi exhibits, and waterfall summary. One-click export.
Five letters,
five phases of math.
Buy, Rehab, Rent, Refi, Repeat. Each phase has its own math. Watch the engine work each phase for the Detroit duplex deal.
Maximum allowable offer (MAO) calculated from ARV minus rehab budget minus desired profit minus closing costs. Standard rule: MAO equals 70% of ARV minus rehab. The tool surfaces both the rule-of-thumb floor and the deal-specific MAO based on your target return.
BRRRR Analyzer, answered.
Six comparable sales within 0.4 miles, trailing 12 months. MLS-sourced from licensed feeds in 50+ markets. Adjustments for sqft, beds, baths, lot, age, and condition class. Citations included so you and your lender can verify each comp. The post-rehab condition is modeled at the average comp condition, adjustable to A-class or C-class as the property dictates.
Line-item budget calibrated to local labor and material costs by zip code. Three scope tiers: cosmetic ($18-30K typical), mid-level ($28-55K), full-gut ($55-110K). Each line item is independently adjustable. Most experienced BRRRR investors land within 12% of the generated budget on actual completion. The tool flags scope risks like permit-required work and structural concerns.
Yes. The pro-forma generates 70%, 75%, and 80% LTV scenarios side by side, with cash-out, new monthly P&I, DSCR ratios, and cash-left-in-deal at each tier. Custom LTV ratios available for community-bank or portfolio lender relationships. Hard money and gap loan structures supported with separate input fields.
Yes. Hard money loans modeled with origination points, interest reserves, and exit fees. Gap or transactional funding supported for the purchase-to-refi window. Hold cost calculations factor in higher carry on hard money. The pro-forma surfaces the seasoning period (typically 6 months) before conventional refi qualifies, and shows total cost of capital across the cycle.
Yes. PDF or Excel export. Bank-ready format with comp citations, rehab line items, refi exhibits, and waterfall summary. The exported document is structured to match what most community banks and DSCR lenders expect to see for cash-out refis. On Pro plans and up, white-label your firm logo and contact info on the export.
Pair BRRRR Analyzer
with these.
VR Calculator
For BRRRR-to-vacation-rental conversions: cap rate, ADR, occupancy, and STR permit verification.
View Tool → Investment & AnalysisInvestor Pitch
Once the BRRRR pro-forma is locked, generate a 12-slide pitch deck for syndication or partner investors.
View Tool → Investment & AnalysisCMA Builder
Standalone comparable market analysis. Useful for ARV verification on deals outside the BRRRR pipeline.
View Tool → Investor CRMInvestor List Manager
Match BRRRR-eligible deals to your tagged investor list. Auto-route the pro-forma to qualified buyers.
View Tool →Run the math.
Walk into refi.
Try BRRRR Analyzer free for seven days. All seventeen tools included, no credit card required.