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
Rehab
Refinance
Rent
Cash left in deal after refi
$13,700
Capital trapped. Improve ARV or rehab efficiency to pull more out.
Equity created
$82,800
All-in / ARV
77.0%
Cash flow / mo
-$188
Cash-on-cash
-16.5%
Cash left in deal — sensitivity
| Rehab Δ↓ / ARV Δ → | -$20k | Target | +$20k |
|---|---|---|---|
| +$10k over | $38,700 | $23,700 | $8,700 |
| On budget | $28,700 | $13,700 | -$1,300 |
| $10k under | $18,700 | $3,700 | -$11,300 |
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 — 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.
Want to see actual BRRRR deals?
Mali sources value-add SFR and small multifamily across east Plano, Garland, Mesquite, and Princeton — many off-market.