This walkthrough uses Chicago as an example market — the same math and workflow apply anywhere Prop-Folio operates. See how it works in your market →
The setup
Five Chicago listings, all 2026 vintage 2-3 unit buildings. Each one ran through Prop-Folio's BRRRR analysis with realistic local assumptions. Numbers below are illustrative based on typical market conditions in each neighborhood, not specific addresses.
Deal 1: Bronzeville 3-flat — Score 78 (WORKS)
- Purchase: $215,000
- Rehab: $82,000 mid-tier
- ARV: $385,000
- Refi @ 75% LTV: $288,750
- Cash left in deal: ~$23,000
- Recouped %: 92.6%
- Post-refi monthly cash flow: $1,141
- Verdict: Strong deal. Score 78. Pull the trigger if comps confirm ARV.
Deal 2: South Shore 2-flat — Score 75 (WORKS)
- Purchase: $185,000
- Rehab: $58,000 mid-tier
- ARV: $320,000
- Refi @ 75% LTV: $240,000
- Cash left in deal: ~$19,000
- Recouped %: 91%
- Post-refi monthly cash flow: $620
- Verdict: Solid Buy & Hold post-refi. Score 75. Strong cash-on-cash on remaining $19k.
Deal 3: Logan Square 3-flat — Score 58 (DOESN'T WORK)
- Purchase: $620,000
- Rehab: $95,000 mid-tier
- ARV: $810,000
- Refi @ 75% LTV: $607,500
- Cash left in deal: ~$133,000
- Recouped %: 70%
- Post-refi monthly cash flow: $480 (DSCR 1.10 — tight)
- Verdict: Score 58. Recouped % too low — you trap $130k in the deal. Pass.
Deal 4: Englewood 2-flat — Score 72 (MAYBE)
- Purchase: $135,000
- Rehab: $62,000 mid-tier
- ARV: $245,000
- Refi @ 75% LTV: $183,750
- Cash left in deal: ~$18,000
- Recouped %: 91%
- Post-refi monthly cash flow: $560
- Verdict: Score 72. Math works on paper. Depends on your management appetite and ARV confidence.
Deal 5: Humboldt Park 2-flat — Score 65 (DOESN'T WORK)
- Purchase: $385,000
- Rehab: $68,000 mid-tier
- ARV: $510,000
- Refi @ 75% LTV: $382,500
- Cash left in deal: ~$84,000
- Recouped %: 81%
- Post-refi monthly cash flow: $510
- Verdict: Score 65. Recouped % below 85% means too much money stays in. The rent doesn't scale with the higher entry. Pass.
What patterns emerged
- South side wins on Recouped %. Lower entry prices + lower rehab budgets get you to refi proceeds that cover most of basis.
- North side BRRRRs are harder. ARV ceilings compress relative to purchase. Cash gets trapped.
- Score 70+ ≠ slam dunk. Check Recouped % and post-refi DSCR separately.
- Score below 65 = pass. No matter how good the neighborhood story sounds.
Related: Bronzeville BRRRR walkthrough · South Shore vs Englewood · What is a Deal Score?