What the BRRRR Spreadsheet Does
The BRRRR method is one of the most powerful wealth-building strategies in real estate: you buy a distressed property below market value, rehabilitate it, rent it out, and then refinance to pull out most or all of your original capital.
This spreadsheet does every calculation for your BRRRR deal — from after-repair value (ARV) to refi loan amounts to your actual cash invested. Works for single-family, duplex, and small multi-family.
What's Included
- BRRRR deal analyzer for up to 5 properties simultaneously
- After-Repair Value (ARV) calculator with comps input
- Full rehab cost estimator by room/category
- Hard money + conventional refi loan scenario modeling
- Cash-out refi calculator (LTV, loan amount, PMI impact)
- Monthly cash flow analysis post-refi
- Cap rate and cash-on-cash return calculations
- One-page deal summary for each property
- Rinse-and-repeat tracker to see your portfolio grow
How BRRRR Works
1
Buy
Purchase distressed property at 60–70% of ARV
2
Rehab
Renovate to increase property value
3
Rent
Find quality tenants at market rent
4
Refinance
Cash-out refi up to 75% LTV of ARV
5
Repeat
Pull out most/all of your cash and do it again with the next property
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You receive:
✓ BRRRR-Template.xlsx
✓ Works in Excel, Google Sheets, LibreOffice
✓ Free updates for life
BRRRR Math at a Glance
| Item | Example |
|---|
| Purchase price (60% ARV) | $90,000 |
| Rehab costs | $30,000 |
| Total cash in | $120,000 |
| ARV (after rehab) | $150,000 |
| Refi at 75% LTV | $112,500 |
| Your cash left in deal | $7,500 |
Template vs. Free Online BRRRR Calculators
| Feature | This Template | Free Online Calculator |
|---|
| Model 5+ properties at once | ✅ | ❌ |
| Full rehab cost estimator | ✅ | ❌ |
| Cash-out refi scenario modeling | ✅ | ⚠️ Basic |
| Monthly cash flow post-refi | ✅ | ❌ |
| Cash-on-cash return calculation | ✅ | ✅ |
| Portfolio/rinse-repeat tracker | ✅ | ❌ |
| Works offline — no subscription | ✅ | ❌ |
What Real Estate Investors Say
Used by active BRRRR investors
"I analyzed 8 properties in one afternoon with this spreadsheet. Found one that only needed $4,500 of my own cash after refi. That's my BRRRR deal."
— Marcus T., BRRRR investor, Memphis TN
"The refi scenario modeling is what sold me. I could see exactly how much cash I'd pull out at 70%, 75%, and 80% LTV. Made the refi conversation with my bank way easier."
— Sandra K., 4-unit landlord, Atlanta GA
"I was using a Notion template and kept making math errors. Switched to this Excel sheet and closed my first BRRRR in 60 days. $8,000 of my cash got returned in the refi."
— Chris P., first BRRRR, Charlotte NC
"The rehab cost estimator by room is genius. I was underestimating painting and HVAC every time. Now I plug in square footage and the sheet tells me what to budget."
— Jennifer R., fix-and-flip + BRRRR, Dallas TX
FAQ
Common questions
What's the 70% ARV rule for BRRRR?
The standard BRRRR formula is: buy at 70% of after-repair value (ARV), minus rehab costs. So if a property will be worth $150,000 after repairs, you'd aim to buy it for around $105,000 minus rehab. This spreadsheet makes it easy to run scenarios at different purchase prices and rehab budgets.
Can I use this for multi-family properties?
Yes. The spreadsheet handles 1–4 unit properties (single-family, duplex, triplex, quad). For 5+ unit commercial, the financing terms change significantly.
Does this handle hard money loans?
Yes. The spreadsheet has separate inputs for hard money (short-term, higher rate) vs. conventional refi (long-term, lower rate). It models the full bridge-to-permanent financing arc of a typical BRRRR deal.
What if I can't refi to 75% LTV?
The spreadsheet lets you model different LTV scenarios (70%, 75%, 80%) so you can see how much cash you'd recover at each level. Some lenders go to 75% for BRRRR properties; others cap at 70%. Run the scenarios before you make an offer.
Do I need Excel?
No. Works in Google Sheets (free) and Apple Numbers. All formulas are pre-built — just input your numbers.
How is this different from the free BRRRR calculator on quikcalc.net?
The free calculator is for quick single-deal estimates. This spreadsheet lets you model up to 5 deals simultaneously, run full rehab cost scenarios, and track your portfolio over time as you rinse and repeat.
🔗 Tools Every BRRRR Investor Needs
The spreadsheet analyzes deals. These tools help you execute them:
⚠️ Affiliate links — we may earn a commission at no extra cost to you.
🧰 Also available: Complete Investor Toolkit
Get the BRRRR Spreadsheet + Rental ROI + Depreciation Schedule + Fix-and-Flip Analyzer + more in one bundle.
Bundle: $47 $83
See the Complete Toolkit →
Ready to run your first BRRRR deal?
Professional-grade spreadsheet · one-time $19 · instant download
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