What is the Dollar Llama Real Estate Tool?

The Dollar Llama Real Estate Tool is a free online calculator that analyzes real estate investment deals across three strategies — Buy & Hold, BRRRR, and Flip — side by side. It calculates Cap Rate, Cash-on-Cash Return, IRR, MOIC, monthly cash flow, and generates a 10-year pro forma with sensitivity analysis. No signup required.

How do I use a BRRRR calculator?

Enter the purchase price, rehab budget, after-repair value (ARV), monthly rent, and your refinance terms. The calculator computes your total cash invested after refinancing, Year 1 cash-on-cash return, cap rate, 10-year IRR, MOIC, and a full pro forma showing how cash flow and equity grow over time.

Is this tool really free?

Yes, the Dollar Llama Real Estate Tool is 100% free with no signup, no account, and no paywall. You can analyze unlimited deals, export to PDF or Excel, and share deal links — all at no cost.

Dollar Llama Real Estate Tool — Free BRRRR, Buy & Hold & Flip Calculator

Please fill in all address fields before calculating.

Street Address*

Unit / Apt (optional)

City*

State*

ZIP Code*

Number of Units

Purchase Price

Rehab Budget

After Repair Value (ARV)

Monthly Insurance

Monthly Property Tax

Selling Costs agent + closing

Buy & Hold Loan

Down Payment

Mortgage Rate

Loan Term

years

BRRRR Refinance

Refinance Rate

Refinance LTV

Refi Loan Term

years

Interest-Only Period

Acquisition (BRRRR/Flip)

Use Hard Money / Bridge Loan

Hard Money Rate

Origination Points

Loan-to-Cost (LTC)

Loan Term

months

Flip Timeline

Holding Period

months

Monthly Holding Costs utils, lawn, etc.

Closing Costs of loan/purchase

Vacancy Rate

Property Management of eff. rent

CapEx / Maintenance of eff. rent

Annual Rent Growth

Annual Appreciation

Annual Expense Growth

Cash-on-Cash

—

Year 1

Cap Rate

—

Year 1 NOI / Price

10-Year IRR

—

Incl. sale

MOIC

—

10-year

Mo. Cash Flow

—

Year 1

Buy & Hold Capital Stack

Purchase Price—

+ Rehab—

+ Furnishing (STR)—

+ Closing Costs—

Down Payment—

Loan Amount—

Total Cash Invested—

Monthly Cash Flow (Year 1)

Total Gross Rent—

− Vacancy—

− Insurance—

− Taxes—

− Management—

− CapEx Reserve—

− Mortgage—

Net Cash Flow—

Cash-on-Cash

—

Year 1, levered

Cap Rate

—

Year 1 NOI / ARV

Unlevered CoC

—

Year 1

10-Year IRR

—

Incl. sale

MOIC

—

10-year

BRRRR Capital Stack

Total Project Cost—

+ Furnishing (STR)—

+ Purchase Closing—

Total Cash Out—

Refi Loan Amount—

− Refi Closing—

= Cash Back at Refi—

Cash Left in Deal—

Monthly Cash Flow (Year 1)

Total Gross Rent—

− Vacancy—

− Insurance—

− Taxes—

− Management—

− CapEx Reserve—

− Mortgage—

Net Cash Flow—

Estimated Flip Profit

—

ROI

—

Annualized

—

Flip Breakdown

Purchase Price—

+ Rehab—

+ Purchase Closing—

+ Holding Costs—

Total Cost—

Sale Price (ARV)—

− Selling Costs—

Net Proceeds—

Profit—

Cash Invested

—

Out of pocket

Hold Time

—

Months

Important Disclaimer

This tool is for informational and educational purposes only and does not constitute financial, investment, legal, tax, or real estate advice. All projections are hypothetical estimates based on user inputs.

Dollar Llama Real Estate Tool

Dollar Llama Real Estate Tool

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