BRRRR Deal Analysis Spreadsheet Template
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Source: https://metrodealreport.com/templates/brrrr-analysis-spreadsheet
A one-page deal-analysis structure for BRRRR underwriting. Plug in the inputs, compute the five numbers a BRRRR has to clear: all-in cost ≤ 75% ARV, refi appraisal supported, refi proceeds ≥ all-in, monthly cash flow ≥ $200/door, DSCR ≥ 1.20.

BRRRR DEAL ANALYSIS — PROPERTY: ________________

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INPUTS
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Purchase price:                $____________
Initial closing costs:         $____________
Rehab budget:                  $____________
Rehab contingency (15%):       $____________   [= rehab × 0.15]
Carrying costs (6 mo):         $____________
Estimated ARV:                 $____________

Monthly gross rent:            $____________
Annual property taxes:         $____________
Annual insurance:              $____________
Monthly HOA (if any):          $____________
Property management %:         _______%      [typ 8-10%]
Vacancy reserve %:             _______%      [typ 5-8%]
Maintenance reserve %:         _______%      [typ 5%]
Capex reserve %:               _______%      [typ 5%]

Refi LTV %:                    _______%      [typ 75%]
Refi interest rate %:          _______%
Refi loan term (years):        ____

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OUTPUTS
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Total all-in cost (purchase + rehab + contingency + closing + carry):
                               $____________

Refi loan amount (ARV × LTV):  $____________
Refi proceeds at close:        $____________   [≈ loan minus refi closing]
Capital left in deal:          $____________   [= all-in − refi proceeds]

Monthly P&I:                   $____________
Monthly PITI:                  $____________   [P&I + (tax + ins)/12]
Monthly expenses:              $____________   [PM + vacancy + maint + capex of gross rent]
Total monthly costs:           $____________
Monthly cash flow:             $____________   [= rent − costs]

DSCR (NOI / debt service):     ________

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THE 5 BRRRR PASS / FAIL CHECKS
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1. All-in ≤ 75% of ARV:        [ PASS / FAIL ]
2. ARV supported by 3+ comps:  [ verify manually — y/n ]
3. Capital left ≤ $5,000:      [ PASS / FAIL ]
4. Monthly cash flow ≥ $200:   [ PASS / FAIL ]
5. DSCR ≥ 1.20:                [ PASS / FAIL ]

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STRESS TEST
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Re-run with ARV at 95% of current estimate AND rehab at 110%:
  Stress all-in cost:          $____________
  Stress refi proceeds:        $____________
  Stress capital left in:      $____________
  Stress monthly cash flow:    $____________
  Stress DSCR:                 ________

If the stress test still produces capital left ≤ $5,000 + cash flow
≥ $100 + DSCR ≥ 1.10, the deal has real cushion. If not, you're
underwriting to perfection.

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DECISION
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[ ] GO — all 5 criteria pass + stress test acceptable
[ ] WALK — one or more criteria fail OR stress test breaks the deal
[ ] RENEGOTIATE — close enough that a price adjustment on purchase
    could move it from WALK to GO

Notes:
________________________________________________________________
________________________________________________________________

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WARNINGS:
  - Conservative input values produce honest output. Optimistic ARV and rent assumptions are how most BRRRRs fail.
  - Refi rates change. Always underwrite at +1% over the rate you can get TODAY — your refi is 6-9 months out.
  - The 5 criteria are a heuristic, not gospel. Some markets clear deals at $300 cash flow but DSCR 1.15 (workable); others clear DSCR 1.30 but only $100 cash flow (tight).

This template is provided as-is, for educational purposes only.
Always have a licensed attorney in your state adapt before use.

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