The whole BRRRR game is two numbers: how much of your cash comes back out at the refi, and whether the property still cash-flows under the bigger loan. This calculator computes both, at the 75% loan-to-value banks typically allow. Tuned for Memphis, TN: the rent defaults below start at the metro's real FY2025 HUD Fair Market Rent — edit anything to match your deal.
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Official HUD Fair Market Rents for the Memphis, TN-MS-AR HUD Metro FMR Area. Use these as a sanity check against any listing's rent claims — if a pro-forma assumes rents far above these, ask why.
| Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|
| $1,105/mo | $1,207/mo | $1,355/mo | $1,781/mo | $2,086/mo |
Source: U.S. Department of Housing & Urban Development, FY2025 Fair Market Rents. FMRs are gross-rent estimates at the 40th percentile — solid floor benchmarks; well-located or renovated properties often rent above them.
A calculator answers one strategy with the numbers you type. The AgenticREI analyzer answers all six — buy & hold, rent-by-room, fix & flip, wholesale, STR, and BRRRR — from just an address in Memphis or anywhere else. It pulls the property records and market rents itself, flags where the listing's claims disagree with the data, and gives you a straight BUY, NEGOTIATE, or PASS.
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