BRRRR Deal Analyzer with Refinance Calculator

Every BRRRR deal sounds perfect at the podcast level: buy, rehab, rent, refinance, repeat — and get all your money back. The deals that fail, fail in the arithmetic nobody did: the points and interest-only carry during the rehab, the holding costs, the contingency, the refi closing — until “all my money back” quietly becomes $11,162 still trapped in the deal. That is exactly what the pre-filled sample shows: a $132,000 buy, a $38,500 rehab, a $235,000 ARV and a 75% refinance that returns $68,250 of the $79,412 invested — leaving $11,162 in, against a $10,000 target — with $187.66 a month of cash flow against a $200 target. Two near-misses, and the sheet names the exact numbers that would close both gaps: an ARV of $236,549, or a rent of $2,065.05.

What it does for you:
– CASH LEFT IN DEAL, in the open: total cash invested (down payment, buy closing, points, rehab interest, holding costs, rehab plus contingency) minus the cash the refinance actually returns. The only BRRRR headline that matters, computed honestly.
– The two gap numbers: the ARV the appraisal needs to hit for the deal to leave exactly your target cash behind, and the rent the refinanced property needs for your cash-flow target — $236,549 and $2,065.05 on the sample. Negotiate, appraise and price rent against real thresholds.
– The full cost stack during the rehab: points (2% = $2,112 on the sample), interest-only carry ($4,400 over 5 months), holding costs ($1,550) — the three leaks free calculators wave past with a single “holding costs” guess.
– A line-by-line Rehab Budget tab whose total flows into the refi math: 14 lines, budget vs actual, overruns flagged — the sample’s kitchen ran $750 over and the contingency absorbed it, which is what contingency is for.
– Life after the refi: monthly NOI, cash flow after the new mortgage, cash-on-cash on the cash still trapped (20.2% on the sample), cap rate on ARV and DSCR — the rental has to work as a rental, not just as a refi.

What’s inside (.xlsx, works in Excel AND Google Sheets):
– Start Here — plain-English setup + your settings (refi LTV, your max cash-left target, your cash-flow target, vacancy/maintenance/management %)
– Refi Calculator — buy, rehab position, refinance and post-refi rent in one chain: cash invested, cash back, CASH LEFT IN DEAL, both gap numbers, verdict
– Rehab Budget — 14 rehab lines, budget vs actual, variance and over-budget flags; totals flow into the calculator
– Expense Log — investing spending, categorized
– Monthly Budget — zero-based, Budget vs Actual fills itself
– Dashboard — cash left, cash back, equity and post-refi cash flow on one screen
– Monthly Summary — spending by month, Jan–Dec

Instant download. Yellow cells are yours to type in; every formula cell is locked (password sheetdaily, shown in Start Here) so nothing breaks by accident. The sample deal is pre-filled so you can see the math working — replace it with your own. Mortgage payments use the standard closed-form annuity formula (no PV/FV functions), so Excel, Google Sheets and LibreOffice agree to the cent. Analysis tool only — not financial or investment advice.