Underwrite the full BRRRR cycle
BRRRR Analyzer
Buy, Rehab, Rent, Refinance, Repeat. Underwrite the full cycle to see capital recycled, post-refi cash flow, and whether you hit the classic 75% all-in basis target.
Buy
Finance the acquisition with a down payment and a mortgage that the refinance pays off.
Garland effective property tax: 2.39%
Rehab
Months before a lender will refi against ARV instead of cost basis (usually 6-12).
Refinance
Rent
Share of the year the unit is empty. 5% is about 2.5 weeks of turnover.
Applied to ARV. Pre-fills from the selected city; 2025 effective rates run ~1.7-2.5%.
Recalculates from ARV and rent when you change either. Type over it to use your own number. The DSCR below always prices insurance off ARV rather than reading it back out of an override, since this line has no breakdown.
Charged separately from opex because a lender counts HOA dues inside PITIA when they size the refi, and reserves are not.
Cash left in deal after refi
$84,950
Capital trapped. Improve ARV or rehab efficiency to pull more out.
Holding period (4 mo) is under your 6-mo seasoning window, so this refi is sized on cost basis, not ARV. Most lenders won't lend against appraised ARV until the property is seasoned.
Equity created
$82,800
above $0
All-in / ARV
77.0%
75% or under
Cash flow / mo
-$601
above $0
Cash-on-cash
-8.5%
8% or better
Stabilized cap rate
2.63%
5% or better
DSCR at refi
1.01
1.20 or better
DSCR of 1.01 is under the 1.20 most cash-out investor lenders require. Even if the deal cash-flows, the refinance may not fund at this LTV - expect a smaller loan, and so more cash left in.
Cash left in deal: sensitivity
| Rehab ΔARV Δ | -$20k | Target | +$20k |
|---|---|---|---|
| +$10k over | $87,450cash left in | $87,450cash left in | $87,450cash left in |
| On budget | $84,950cash left in | $84,950cash left in | $84,950cash left in |
| $10k under | $82,450cash left in | $82,450cash left in | $82,450cash left in |
Capital flow
Stabilized monthly
Note:
The classic BRRRR rule of thumb is to keep all-in basis ≤ 75% of ARV so a 75% LTV refi pulls all your capital back out. Mali helps source distressed and value-add deals across east Plano, Garland, Mesquite, and Princeton that fit this model.
Frequently asked
What’s the 75% rule?
Keep your all-in basis (purchase + rehab + closing + holding) at or below 75% of the after-repair value (ARV). A 75% LTV cash-out refinance then pulls all your capital back out, leaving zero (or infinite) cash-on-cash and freeing you to repeat the cycle.
What’s a realistic ARV?
ARV must be backed by 3–5 sold comparables within the last 6 months in the same neighborhood, similar size, similar layout. Don’t anchor to your most optimistic comp. Mali pulls real comps before you offer so the ARV survives the appraiser at refi time.
Where do BRRRR deals exist in DFW?
The traditional BRRRR markets are east Plano, Garland, Mesquite, Princeton, Lavon, and parts of south Dallas, where you find older inventory, motivated sellers, and rents that support a meaningful cap rate. North Frisco and Prosper rarely pencil because there’s no value-add gap.
What can go wrong?
Three classic failure modes: (1) rehab goes over budget by 25%+, (2) ARV comes in low at appraisal, (3) interest rates jump between purchase and refi, killing the cash-flow math. The sensitivity table on this page lets you stress-test all three.
Prefer to reach out directly? Email Mali or call (972) 408-6939.