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Florida BRRRR Calculator

Analyze Buy, Rehab, Rent, Refinance, Repeat deals using Florida market data. Property tax, insurance, vacancy rates, and rents are pre-filled with current Florida averages.

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Purchase & Rehab

After Repair Value

Equity Captured$74,500

Refinance Terms

Rental Income & Expenses(Florida defaults)

Florida Market Context

Avg Cap Rate

5.5%

Median Price

$415K

Property Tax

0.8%

Vacancy Rate

6.9%

Local Factors

  • -No state income tax, no capital gains tax, no estate tax — rental income taxed at federal level only
  • -Homestead exemption ~$51K (owner-occupied only, does NOT apply to investment properties)
  • -Investment properties capped at 10% annual assessed value increase (vs 3% for homestead)
  • -Hurricane impact windows/shutters required in High-Velocity Hurricane Zones (Miami-Dade, Broward) — $8K–$25K installed, but can reduce insurance 15–45%
  • -Flood insurance required in FEMA Special Flood Hazard Areas (avg $878/yr, high-risk zones $2,200+)
  • -Landlord/dwelling insurance avg ~$3,815/yr — roughly 2x the national average
  • -Vacancy rates rising statewide (6.9%, up from 5.8%) — supply glut in some metros (Tampa 10.3%)
  • -No rent control statewide — landlords can set market rates

Sources

Tax Foundation — FL Effective Property Tax Rate 2025Insurify — FL Landlord Insurance 2025Florida Realtors — 2025 Year-End Housing DataFLA Landlord — FL Rental Market & Vacancy 2026Largo Capital — FL Cap Rates Q2 2025FEMA — Flood Insurance Risk Rating

Cash Left in Deal

$85,918

Weak
Post-Refi CoC Return-26.1%
Total Cash In$482,450
Refi Loan Amount$404,625
Cash Back from Refi$396,533
Equity Captured$74,500
Monthly Cash Flow$-1,870
Monthly Mortgage$2,692
NOI$9,868

Where Rent Goes

CASH FLOW$-1,870
Cash Flow$0
Debt Service$32,304
Expenses$12,932

Total Cash In Breakdown

Purchase$415,000
Rehab$50,000
Holding$5,000
Closing$12,450

What does this mean?

This deal leaves too much cash in with too little return. The rehab isn't creating enough forced equity to make the BRRRR strategy worthwhile. Consider negotiating a lower purchase price or increasing your rehab budget to push ARV higher.

Keep running the numbers

One calculator rarely tells the whole story.

Got your Florida BRRRR numbers? Make sure your rehab budget and exit strategy hold up.

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Rehab Cost Estimator

Estimate renovation costs by room and scope to budget your next flip or BRRRR project.

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Cash on Cash Return

Measure the annual return on your actual cash invested, factoring in financing, expenses, and rental income.

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