Best rental property calculator for BRRRR investors (2026)
Blog · Ranking · 9 min read
Published 2026-06-07
By TrueCap · built by a Philadelphia rental investor
A 2026 ranking of the best BRRRR calculators — TrueCap, DealCheck, BiggerPockets — and how a BRRRR calculator differs from a standard rental analyzer.
The tools, ranked for BRRRR investors
Full disclosure: TrueCap is our tool, and we list it first.
TrueCap (free tools)
#1 · Separate input worksheets + a stabilized rental screen
Pricing: Free tools; no integrated BRRRR lifecycle model currently
- What it covers
- +Cap rate, CoC, DSCR and cash flow on a stabilized BRRRR candidate — from the main analyzer, no account needed
- +Standalone worksheets for rehab cost, ARV, and the 70% rule price screen
- +Mortgage payment and closing cost tools for the purchase and the refinanced loan
- +Step-by-step guides to the DSCR and cap rate math a refinance lender will run
- Where the gates kick in
- −No integrated ledger for acquisition, renovation, refinance proceeds, later contributions, and post-refinance returns
Pick if: You want transparent worksheets for the rehab and ARV inputs, an analyzer for the stabilized rental, and will maintain a separate, complete project cash-flow ledger.
DealCheck
#2 · Dedicated BRRRR calculator + native mobile apps
Pricing: Free Starter; Plus $10/mo and Pro $20/mo billed annually ($14 / $29 billed monthly), as of October 2026
- What it covers
- Where the gates kick in
- −Free Starter caps saved properties (15) and photos, comps and templates (5 each); Plus and Pro raise those limits
Pick if: You underwrite on mobile at showings all day and want native apps with address-based data import.
BiggerPockets BRRRR Calculator
#3 · Bundled with the BRRRR community
Pricing: BP Pro ~$390/yr
- What it covers
- +Standard BRRRR-friendly underwriting
- +Printable PDF reports for lenders or partners
- +Community forums and content on BRRRR strategy
- Where the gates kick in
- −Unlimited calculator reports require BiggerPockets Pro
Pick if: You're already paying for BiggerPockets for the BRRRR community access.
Custom Excel / Google Sheets
#4 · Total control over BRRRR-specific math
Pricing: Free (with your existing Office / Workspace)
- What it covers
- +Total flexibility — model unusual debt structures, custom LTV, multi-tranche financing
- Where the gates kick in
- −Formula errors compound silently across deals
- −ARV stress-testing requires manual scenarios
- −Large spreadsheets can be cumbersome on mobile
Pick if: You have a battle-tested BRRRR spreadsheet that handles unusual financing structures.
Quick decision matrix
- “You want separate rehab, ARV, and 70%-rule worksheets plus a stabilized-rental screen.” TrueCap's free tools.
- “You underwrite mobile at every showing.” DealCheck.
- “You're already in the BiggerPockets community.” BiggerPockets bundled.
- “You have a custom BRRRR model that handles unusual debt structures.” Excel.
FAQ
What makes a BRRRR calculator different from a standard rental calculator?
A BRRRR calculator models the cash-out refinance step — when you refinance after the rehab, what's your new mortgage balance (a conforming cash-out refinance on a one-unit investment property is capped at 75% of appraised value, 70% for 2–4 units, and your lender may set a lower limit), how much capital comes back to you, and what's the cash flow on the refinanced loan. Standard rental calculators stop at the initial purchase + financing; BRRRR calculators continue through the refi event.
What's 'capital recovered' and why does it matter?
A capital-recovery ratio compares refinance distributions with every contribution made through that date, including acquisition, renovation, carrying, and financing costs. A distribution equal to contributions does not make the investment's return infinite: later contributions, operating cash flows, remaining equity, and time still matter.
What ARV (After Repair Value) should I use in a BRRRR analysis?
Build a range from relevant comparable sales and obtain qualified local valuation support. Stress-test the range, but do not treat a worksheet value as the future appraisal a lender will accept.
What refi LTV should I model for a BRRRR?
Use the eligible value, leverage limit, seasoning rule, debt-coverage requirement, fees, and cash-out limit from an actual lender quote. There is no single LTV that applies to every property, loan, or borrower.
Can I underwrite BRRRR deals in TrueCap today?
In pieces, yes. The standalone tools cover rehab cost, ARV, and the 70% rule price screen, and the main analyzer returns DSCR, cap rate, and cash flow for the stabilized rental once you enter the post-refinance rent and loan terms. There is no separate DSCR calculator page — for the coverage test a lender will run, the how-to-calculate-DSCR walkthrough shows the arithmetic. TrueCap doesn't offer an integrated BRRRR lifecycle model right now, so use a complete project ledger or another product for the joined cash-flow analysis.
Try TrueCap free
The fastest way to know which tool fits your workflow is to run one of your real deals through it. TrueCap is free for the core underwriting and needs no signup. Start with the rehab cost estimator, pressure-test lender-specific debt coverage by running the stabilized rent and refinance terms through the TrueCap analyzer, and review the full workflow in the BRRRR method explained before assembling a complete project ledger. TrueCap doesn't offer an integrated BRRRR model right now.