BRRRR Calculator for Excel and Google Sheets
The BRRRR strategy lives or dies on one number: how much of your cash actually comes back out at the refinance. This spreadsheet computes it honestly, along with what stays stuck in the deal and what the property earns on the new, larger loan.
Most BRRRR content quotes the happy case where all your money comes back out. In practice the appraisal decides, and a refinance at 75 percent of a modest appraisal can trap a third of your cash. This calculator shows that before you buy, not after.
What the spreadsheet does
- The refinance math, both directions. Enter purchase, rehab, after repair value, and the lender's refinance terms. The model shows the new loan, the cash returned, and the cash left in.
- The deal after the refi. Cash flow on the new payment, and your return computed on the cash still stuck in the deal, which is the number that decides whether the repeat step actually works.
- Appraisal stress built in. Change one cell, the after repair value, and watch the cash-returned number move. If the deal needs a heroic appraisal, you will see it here first.
- Six tabs: Dashboard, Start Here, Inputs, Assumptions, BRRRR Analysis, and a lender view.
Not for you if
- You want a tool that assumes the appraisal comes in high. This one makes you type your own number and shows the consequences.
- You need contractor management or draw schedules. This is deal math, not project management.
- You want automatic comps. You bring the after repair value; the model brings the arithmetic.
BRRRR Calculator, $18
Instant download on Etsy. Excel and Google Sheets, no subscription, yours forever.
Buy on Etsy, $18Want the whole toolkit? The ten tab Investor Model at $49 includes this BRRRR planner plus the grade, walk-away price, five year projection, and a three deal comparison. Thirty day money-back guarantee.
Screen the deal first, free
Before you model the refinance, check whether the property works as a plain rental at all. The free browser BRRRR calculator gives you a fast read with no signup, and the deal grader scores the underlying rental. If a deal fails as a rental, BRRRR is usually a more expensive way to find that out.
Common questions
What does it actually compute?
From purchase, rehab, after repair value, and refinance terms: the new loan, cash returned at the refi, cash left in, and the deal's performance on the new payment.
Does it work in Google Sheets?
Yes. File then Import then Upload, and every formula carries over. It opens natively in Excel too.
Is this a subscription?
No. One purchase, yours forever.
What if the appraisal comes in low?
Lower the after repair value cell and watch the cash-returned number. That stress test is the whole point of modeling before buying.
General information and educational content only, not investment, tax, or legal advice. Refinance terms and appraisal outcomes vary; verify every figure with your own lender before purchasing any property.