House Flip / BRRRR Investment Analyzer

House Flip Calculator Excel with BRRRR analysis, rehab costs, refinance cash-out, and rental profit after the refinance. Flip it or BRRRR it — run both numbers on the same deal, and compare 3 deals side by side.

Built for house flippers and BRRRR investors who want to know, before they make an offer, whether the flip pays, what the refinance pulls out, and whether the rent covers the new mortgage.

WHAT'S INCLUDED (6 sheets):

- Deal Inputs — enter purchase price, closing costs, rehab budget, down payment, hard-money rate and term, loan points, holding months, ARV, agent commission, other selling costs, refinance LTV, rate and term, refinance closing costs, rent, vacancy, taxes, insurance, HOA, maintenance, management, utilities, and other costs for up to 3 deals. Loan amount, points, and total cash invested are calculated for you.

- Flip Analysis — monthly hard-money interest, holding interest and other holding costs, agent commission and selling costs, total project cost, flip profit, ROI on cash, profit per month, flip margin, and ARV spread. It flags any deal that loses money as a flip.

- BRRRR Analysis — new refinance loan, old loan payoff, refinance closing costs, cash-out at refinance, total cash out, cash left in the deal, new monthly mortgage, effective gross income, operating expenses, NOI, and monthly and annual net cash flow after the refinance, plus cash-on-cash after refi and cap rate.

- Comparison — purchase price, ARV, rehab, flip profit, flip ROI, cash-out, cash left in deal, monthly BRRRR cash flow, cash-on-cash after refi, and cap rate for all 3 deals, ranked by flip profit and by BRRRR cash flow, with the best flip, best BRRRR hold, and best overall named.

- Summary and 5-Year Hold — Year 1 to Year 5 rent growth, expense growth, property value, refinance loan balance, equity, and cumulative cash flow for each deal if you hold after the BRRRR, with a Year 5 summary.

- Cover and How to Use — start here. Yellow cells are the only ones you edit.

EXAMPLE DATA (2026, 3 deals — replace with your own numbers):

- Deal A, Phoenix single-family home: purchase 260,000, ARV 410,000, flip profit 53,710, ROI on cash 44.5 percent, profit per month 8,951.67. Refinance loan 287,000, cash-out 74,000, cash left in deal 46,690, BRRRR monthly net cash flow 314.02, cash-on-cash after refi 8.1 percent. Best flip in the example.

- Deal B, Indianapolis duplex: purchase 165,000, ARV 275,000, flip profit 40,535, ROI on cash 48.6 percent, profit per month 8,107.00. Refinance loan 192,500, cash-out 56,500, cash left in deal 26,965, BRRRR monthly net cash flow 402.27, cash-on-cash after refi 17.9 percent. Best BRRRR hold in the example.

- Deal C, Tampa condo: purchase 175,000, ARV 265,000, flip profit 35,262.50, ROI on cash 43.8 percent, profit per month 8,815.62. Refinance loan 185,500, cash-out 49,750, cash left in deal 30,837.50, BRRRR monthly net cash flow 40.85, cash-on-cash after refi 1.6 percent. The weakest hold in the example.

- 5-year cumulative cash flow in the example if you hold after the BRRRR: 27,429.43 for Deal A, 30,694.61 for Deal B, and 7,601.91 for Deal C. Equity at the end of Year 5: 217,528.10, 138,599.24, and 125,683.74.

HOW IT WORKS:

1. Download the Excel file instantly after purchase.

2. Replace the yellow example cells with your own deal numbers.

3. Read the Flip Analysis sheet first, then the BRRRR Analysis sheet, then the Comparison sheet to pick an exit — flip it, or refinance and hold it.

HOW THE MONEY WORKS:

Flip profit is sale price minus purchase, closing, rehab, loan points, holding costs, and selling costs. ROI on cash is flip profit divided by total cash out, which is cash invested plus holding costs. Cash-out at refinance is the new loan minus the old loan payoff minus refinance closing costs. Cash left in the deal is total cash out minus cash-out — the money still tied up in the property after the refinance. BRRRR monthly net cash flow is NOI minus the new mortgage, and cash-on-cash after refi is annual net cash flow divided by cash left in the deal.

WHO IT'S FOR:

House flippers, BRRRR investors, landlords, and anyone comparing fix-and-flip deals who wants the flip profit, the refinance cash-out, and the rental cash flow in one workbook — without accounting software.

PLEASE NOTE:

- This is a digital download. No physical item will be shipped.

- Works in Microsoft Excel and Google Sheets (upload to Google Drive to open in Sheets).

- Example data for 2026 is included. Replace it with your own numbers.

- This is a planning and investment-analysis tool only, not tax, legal, investment, or CPA advice. Confirm any purchase, loan, refinance, and tax decision with your own accountant, lender, and advisor.

- Due to the nature of digital downloads, refunds are not available. Message me before buying if you have a question.

Built by an accountant: B.S. Accountancy, ASU W. P. Carey, with revenue-reconciliation experience at Marriott and audit work at PwC.