Irish Calculators
Property

BRRRR Property Cash and Refinance Calculator

Separate original borrowing, current payoff debt and cash contributed before refinancing a property. The after-repair value, refinance LTV and rent are your assumptions, not a valuation or loan approval.

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Your numbers

Include principal repayments and holding costs not already in acquisition or rehabilitation. Do not count the same payment twice.
%
Monthly interest is the annual nominal rate divided by 12. This is not a fee-inclusive APR.
Your figures stay on this device.

How the calculation works

A BRRRR scenario needs separate records for cash contributed, original borrowing and the debt still due when refinancing. The calculator connects those amounts to a new loan and post-refinance rental cash flow without treating borrowed cash as profit.

New debt = assumed after-repair value × chosen LTV. Cash invested before refinance = acquisition, rehabilitation and additional pre-refinance cash − original borrowing. Net release = new debt − current payoff debt − refinance costs. Monthly cash flow = occupied rent − operating costs − new loan payment.

  1. Reconcile cash before refinancing

    Add purchase, acquisition costs, rehabilitation and additional cash, then subtract original project borrowing. Original borrowing cannot exceed the recorded funded costs and contributions.

  2. Calculate refinance proceeds

    Multiply assumed value by the chosen LTV. Subtract current payoff debt and refinancing costs to find net cash released, which can be negative.

  3. Measure the continuing position

    Subtract released cash from prior cash invested. Then calculate the new monthly repayment and deduct it, operating costs and reserves from vacancy-adjusted rent.

Worked example: Cash released is debt

Sample inputs demonstrate the method. They are not a forecast or product offer.

The example invests €65,000 cash before refinance. A €160,000 assumed value at 50% LTV supports €80,000 debt; after €60,000 payoff and €2,000 costs, €18,000 is released, leaving €47,000 invested. The new interest-free payment is €800, so €1,500 rent less €300 costs and €800 debt service leaves €400 monthly.

Purchase price
100000
Acquisition costs
5000
Rehabilitation spend
20000
Original borrowing used to fund the project
60000
Current debt to repay at refinance
60000
Additional cash paid before refinance
0
Assumed value after rehabilitation
160000
Refinance loan-to-value
50
Refinance costs
2000
Monthly rent
1500
Vacancy rate
0
Monthly operating costs and reserves
300
Annual nominal interest rate (%)
0
Remaining term (months)
100

Expected result

Cash invested before refinance
€65,000.00
New refinance principal
€80,000.00
Net cash released at refinance
€18,000.00
Cash remaining in the project
€47,000.00
Monthly cash flow after refinance
€400.00
Worked example: No refinance borrowing

Sample inputs demonstrate the method. They are not a forecast or product offer.

Purchase price
100000
Acquisition costs
0
Rehabilitation spend
0
Original borrowing used to fund the project
0
Current debt to repay at refinance
0
Additional cash paid before refinance
0
Assumed value after rehabilitation
100000
Refinance loan-to-value
0
Refinance costs
0
Monthly rent
1000
Vacancy rate
10
Monthly operating costs and reserves
100
Annual nominal interest rate (%)
0
Remaining term (months)
120

Expected result

Cash remaining in the project
€100,000.00
Net cash released at refinance
€0.00
Monthly cash flow after refinance
€800.00

Understanding your result

A negative release means additional money is required at refinance. Cash returned through a larger loan is borrowing, not income earned by the property.

Cash remaining in the project can be zero or negative. The tool deliberately reports cash amounts rather than deriving a misleading percentage return from such a denominator.

Questions you might have

Does returning all my cash mean the profit is guaranteed?

No. The property still carries debt and market risk. Cash returned through refinancing is borrowed money.

Choosing the right inputs

Original borrowing used to fund the project
Enter borrowing originally used to finance the project. It reduces the initial cash requirement and is not automatically the same as the later payoff balance.
Additional cash paid before refinance
Include additional cash paid before refinancing, such as principal repayments or holding costs, only where it has not already been counted in purchase, acquisition or rehabilitation costs.
Current debt to repay at refinance
Use the actual debt assumed due at refinance. This amount, rather than original borrowing, is deducted from the new loan proceeds.
Assumed value after rehabilitation
Supply an assumed after-rehabilitation value. The selected LTV applies to it arithmetically; neither a valuation nor lender approval is generated.

Common mistakes to avoid

  • Do not use original borrowing as the payoff amount after making principal repayments.
  • Keep pre-refinance costs and later monthly operating costs separate, avoiding duplicate entries.

Assumptions to check

  • The after-repair value, lending LTV and rent are supplied assumptions; no valuation or lender approval is produced.

Sources and method

Read our calculation and testing approach.