"A BRRRR deal doesn't have to be perfect. It has to pencil — and I'd rather tell you that before you close than after."David DonovanSarasota & Manatee Counties
See exactly how much cash comes back out at refinance, what your monthly cash flow looks like, and whether the deal hits infinite return — free, in seconds.
Fill in the five groups below with your actual numbers. Everything recalculates the moment you click Calculate — no email required, nothing saved.
Let's run the numbers together and get you into a Sarasota-Manatee BRRRR property.
Talk to David →This calculator is a planning estimate only, not a loan quote or a guarantee of results. Actual rates, terms, taxes, and insurance vary by lender and property — confirm final numbers with your lender and insurer before making an offer.
You buy a distressed property at a discount, fix it up, rent it out, then pull your original cash back out through a cash-out refinance. Done right, you end up with a cash-flowing rental with little to none of your own money left in the deal — and you redeploy that capital into the next one. In Sarasota-Manatee, where there's still a steady supply of older homes in transitional neighborhoods, the strategy is alive and well.
The golden rule: your total all-in cost (purchase + rehab + closing + carrying costs) should be no more than 70–75% of the ARV. In Sarasota-Manatee, that means hunting in neighborhoods like Rosemary District and parts of Bradenton and Palmetto where prices still allow room to create value.
The biggest mistake new BRRRR investors make is over-renovating. You're building a rental, not a flip — focus dollars on what directly impacts appraised value and tenant quality: roof, HVAC, LVP flooring, kitchen and bath refresh, and paint.
Before you buy, know exactly what the property will rent for. Pull comps, talk to a local property manager. The rent needs to cover mortgage, taxes, insurance, management, and maintenance — with cash flow to spare.
Most conventional lenders require a seasoning period of 6–12 months before a cash-out refinance based on the new appraised value. Plan for 9–15 months total from purchase to cash-out, at up to 75–80% LTV on most investment-property refinances.
If your total cash in exceeds 80% of ARV, the deal is tight. At 75% or below, you're in good shape. At 70% or below, you're cooking — you'll likely pull all your cash back out at refi. Always underwrite with 8–10% vacancy even in a tight market; if the deal still works with vacancy baked in, you're solid.
The calculator is only as good as the numbers you put in. Here's how to fill in each field with real, defensible figures rather than optimistic guesses.
The best BRRRR candidates rarely come from the open MLS — if you're only looking there, you're competing with everyone. The strongest deals come from motivated sellers, estate sales, and direct outreach, where an agent who works with investors daily makes the difference.
"A BRRRR deal doesn't have to be perfect. It has to pencil — and I'd rather tell you that before you close than after."David DonovanSarasota & Manatee Counties