BRRRR Calculator, BRRRR Method Deal Analyzer Spreadsheet, Cash Out Refinance Calculator, Rental Property ARV, Excel Google Sheets

How much of your cash comes back at the refinance – and does the rental still pay afterwards? Run the numbers on a BRRRR deal (buy, rehab, rent, refinance, repeat) before you make the offer. Enter the purchase and its financing, the rehab, how long you'll hold before refinancing, the after-repair value (ARV), the rent and the refinance terms – this workbook shows your all-in cost, the cash you put in, the new loan, the cash back, the cash left in the deal, monthly cash flow, cash-on-cash return, DSCR and equity captured, and stress-tests what happens if the appraisal comes in low or rates go up. For real estate investors in the US, Canada and elsewhere, in Microsoft Excel and Google Sheets.

Works with a hard-money or bridge loan (with points and the share of the rehab the lender funds), a conventional purchase loan, or all cash – and US monthly or Canadian semi-annual compounding on the refinance.

★ WHAT YOU GET
• ANALYZER – one deal on one page: purchase price and closing costs, purchase loan % and rate, points and lender fees, rehab financed by the lender, rehab budget and contingency, months from purchase to refinance, property tax, insurance and utilities while you hold, ARV, rent and other income, vacancy, repairs, CapEx and management %, owner-paid costs, the refinance (LTV, rate, amortization, compounding, closing costs) and your targets. Results: rehab with contingency, purchase loan, points, interest while you hold, holding costs, all-in cost, your cash in, refinance loan, payoff, cash back, cash left in the deal, cash recovered %, effective rent, operating expenses, NOI, monthly payment, cash flow per month and per year, cash-on-cash, DSCR, equity captured, equity after the refinance, cap rate on ARV, the LTV you'd need to get all your cash back and the maximum offer under your rule (e.g. 75% of ARV minus rehab) – each with a short note or a ✓ / ▼ against your target.
• SENSITIVITY – three grids, every level editable: cash left in the deal and cash-on-cash at 6 ARV changes (appraisal −15% to +10%) × 4 refinance LTVs, and monthly cash flow at 6 refinance rates × 5 rent changes.
• COMPARE – a quick side-by-side of up to 5 BRRRR deals: all-in cost, refinance loan, cash left in the deal, monthly payment, cash flow, cash-on-cash, DSCR, equity captured and a rank by the cash each leaves tied up, with a chart.
• DASHBOARD – a one-line verdict, 10 key numbers, where the money goes, what happens at the refinance, and value vs cost vs new loan, with two charts.
• CHECK COLUMNS that flag text in number cells, percentages over 100%, rates over 30%, months or years that aren't whole numbers, a missing price or ARV, an ARV below the purchase price, bad compounding choices and incomplete Compare deals – the Dashboard counts them for you
• START HERE guide in plain English – analyze your first deal in about 10 minutes

★ HOW IT WORKS
1. Download the .xlsx file instantly after purchase (Etsy › Purchases › Download Files).
2. Open in Excel – or upload to Google Drive and choose File › Save as Google Sheets.
3. Type over the clearly marked SAMPLE deal on the Analyzer (recent sold comparables are the best source for the ARV), then read the Dashboard and the Sensitivity grids.

★ HOW THE NUMBERS WORK
All-in cost = price + closing costs + rehab × (1 + contingency) + points + interest while you hold + holding costs. Interest while holding = purchase loan × rate ÷ 12 × months (interest-only). Your cash in = all-in cost − purchase loan. New loan = ARV × LTV; cash back = new loan − payoff of the purchase loan − refinance closing costs; cash left in the deal = your cash in − cash back (0 or less means you got all your cash back). NOI = income after vacancy − repairs, CapEx and management % − property tax, insurance and owner-paid costs; cash flow = NOI − payments on the new loan. Cash-on-cash = yearly cash flow ÷ cash left in the deal (∞ when no cash is left in and it cash-flows); DSCR = NOI ÷ yearly loan payments; equity captured = ARV − all-in cost. Canadian mortgages: monthly rate = (1 + rate ÷ 2)^(1/6) − 1.

★ DETAILS
• Digital download – nothing will be shipped
• File: 1 × .xlsx (Excel 2010+ / Google Sheets; no macros, no add-ons, no subscription)
• Works with any currency label (USD, CAD …)
• Tested formula-by-formula in LibreOffice against an independent model (US and Canadian mortgages checked against standard payments, a hand-worked deal, all cash and 0% interest, all cash back, bringing cash to the refinance, a lender-funded rehab, a losing deal, ties on Compare, cleared data and edge cases)

★ AI DISCLOSURE
This template was designed by me with the help of AI tools (for drafting formulas, layout and text), then reviewed and tested before listing.

★ IMPORTANT
This is an estimating tool, not financial, investment, tax or legal advice – results are only as good as your assumptions. The refinance depends on the appraisal and on the lender: lenders set their own maximum LTV, rates and debt-coverage rules, and many require a waiting (seasoning) period before they lend on the after-repair value – check with your lender before you buy. Income tax, depreciation or CCA, prepayment penalties and rate changes at renewal aren't included.

Licence: for your own investing. Please don't resell or share the file. Digital items can't be returned – but if anything doesn't work, message me and I'll fix it.