BRRRR Calculator — Winston-Salem, NC
Pre-filled with localized assumptions for Winston-Salem. Replace the defaults with your real numbers (rent comps, taxes, insurance, repairs, and reserves) to get an accurate result.
Inputs
Results
- Total all-in cost: $184,300
- Total cash invested: $76,300
- New loan (refinance): $195,000
- Cash pulled out: $83,200
- Cash left in deal: -$6,900
- Equity created: $65,000
Tip: If cash left in ≤ $0, you achieved "infinite return"—all your money is out and the property still cash flows.
How to Use This BRRRR Calculator (Mini Guide)
Analyze Buy-Rehab-Rent-Refinance-Repeat deals to see how much cash you can pull out at refinance and whether you achieve infinite returns. These defaults are pre-filled for Winston-Salem, NC. Always replace them with your real numbers when you have them.
What BRRRR means
Buy a distressed property below market, rehab it, rent it out, then refinance based on new (higher) ARV.
Goal: pull out most or all of your initial cash so you can repeat the process.
If you pull out 100%+ of your cash, you achieve 'infinite return' — the property cash flows with $0 left in.
Critical inputs
Purchase price + rehab costs = your total all-in cost.
ARV: conservative comps matter — overestimate ARV and the deal falls apart at refinance.
Refinance LTV: most lenders do 75% of ARV for investment properties.
Monthly rent and expenses: must cash flow after refinance or it's not sustainable.
What makes a good BRRRR deal
Cash left in deal ≤ $0 (pulled out all your money).
Monthly cash flow after refinance > $200-$300/month minimum.
ARV is defensible with actual closed comps.
Rehab scope is clear and budgeted conservatively.
Common risks
Appraisal comes in below ARV — kills the refinance and leaves you stuck.
Rehab costs overrun — eats into equity and cash-out potential.
Can't find tenants at projected rent — cash flow goes negative.
How to use this calculator in Winston-Salem
Start with the pre-filled assumptions for Winston-Salem, then replace them with your deal’s numbers. If you’re an investor, keep vacancy and reserves conservative. If you’re a homeowner, pay special attention to property taxes and insurance — these often drive the rent vs buy decision.
Nearby cities in NC
Explore nearby cities to compare assumptions and outcomes.