Prop-Folio's BRRRR calculator is built into the iOS app. It's free to use, with unlimited saved properties, the Buy & Hold, BRRRR and Fix & Flip calculators, and the full Deal Score. You get 3 credits at signup to import your first properties. No card required, no trial countdown.
What the BRRRR calculator covers
BRRRR is a five-step capital recycling strategy: Buy distressed, Rehab to market standard, Rent at stabilized rates, Refinance at long-term DSCR rates, and Repeat. The calculator quantifies each step so you know whether the math works before you submit the offer.
- Purchase modeling: price, closing costs, hard money structure, points, interest reserve
- Rehab estimator: 12 categories — kitchens, baths, roof, mechanicals, paint, refinish, electrical, plumbing, exterior, windows, foundation, contingency
- Rent stabilization: per-unit RentCast comps automatically pulled from your address
- Operating expenses: property tax, insurance, vacancy reserve, repairs, CapEx, property management
- Refinance modeling: ARV, LTV (typically 70–75%), DSCR loan rate, amortization, closing
- Outputs: Cash Left In, Recouped %, Post-Refi Cash Flow, Cash-on-Cash Return, PropScore (1–5)
Why a Chicago-specific BRRRR calculator matters
Generic BRRRR calculators assume Sun Belt assumptions: rapid appreciation, low property tax, tight inventory. Chicago is the opposite — slow appreciation, high Cook County reassessments, long-tenured tenants, vintage housing stock with knob-and-tube electrical, galvanized plumbing, and unreinforced basements. A Chicago-aware BRRRR calculator surfaces:
- Higher property tax escrow assumptions (2.0–2.5% of assessed value)
- Larger rehab contingency suggestions for vintage 2-4 units (12–15% vs 8%)
- Realistic stabilization timelines (3–6 months vs the optimistic 2 months)
- Cook County-aware closing cost estimates including the city transfer tax
Free vs a paid plan
Free: unlimited saved properties, 3 credits at signup, the Buy & Hold, BRRRR and Fix & Flip calculators, the full Deal Score, and the renovation planner. Permanent. No card.
A paid plan adds Short-Term Rental analysis, PDF reports, comparable listings and the Market tab, plus a monthly credit allowance. House Hacker is $14.99/mo (10 credits a month); Investor is $29.99/mo or $289.99/yr (25 a month, with a 7-day free trial); Developer is $59.99/mo or $579.99/yr (50 a month). One credit imports a property, runs a Short-Term Rental analysis on one unique unit layout, or scans renovation photos.
How to use it
- Download Prop-Folio on iOS and sign up (email only — no card).
- Tap the "+" Import tab and paste any Chicago address.
- Select BRRRR as the analysis type.
- The app pre-fills purchase price (list), rent comps, and market data.
- Adjust the Purchase, Renovation, Rent & OPEX, and Refinance cards.
- Read the Deal Score and the metric breakdown.
- Export to PDF, save to portfolio, or share.
What good BRRRR numbers look like in Chicago
- Cash Left In: under $25k per door
- Recouped %: over 85%
- Post-Refi Cash Flow: $200+ per door per month
- Deal Score: 70+
If your model is missing any of these, either the purchase is too expensive, the rehab is too aggressive, or the ARV is too optimistic. The calculator helps you see which input is the problem.
Get the free Chicago BRRRR calculator →
Related: How to underwrite a Chicago BRRRR in under 5 minutes · Bronzeville BRRRR deal walkthrough · What is a Deal Score?