BRRRR calculator for Lemon Grove, CA
Starts from local data for Lemon Grove, CA (ZIP 91945): a 3-bedroom rent of $2,927 a month (range $2,734–$3,120), the San Diego County property tax rate of 0.68% and the 7.32% 30-year mortgage rate. Every value stays editable.
Cash left in deal
$13,400
Cash flow / mo
-$263.23
Cash-on-cash
-23.57%
Cash out at refi
$219,000
DSCR
0.83
- Total cash invested
- $232,400
- Purchase loan
- $0.00
- Purchase loan interest
- $0.00
- Holding costs
- $2,400
- Refi loan
- $225,000
- Refi payment (P&I)
- $1,573
- NOI / mo
- $1,310
How this is calculated
- 1Cash invested = purchase price − purchase loan + closing costs + rehab + holding costs × months + purchase loan interest × months (interest-only).
- 2Refi loan = ARV × refi loan-to-value %.
- 3Cash out at refi = refi loan − purchase loan payoff − refi closing costs.
- 4Cash left in deal = cash invested − cash out. Zero or negative means all of your cash came back.
- 5Collected income = (rent + other income) × (1 − vacancy %).
- 6Operating expenses = property tax ÷ 12 + insurance ÷ 12 + HOA + utilities + other + maintenance % and CapEx % of rent + management % of collected income.
- 7NOI (net operating income) = collected income − operating expenses.
- 8Cash flow after refi = NOI − new mortgage payment (standard fixed-rate formula).
- 9Cash-on-cash = annual cash flow ÷ cash left in deal. When no cash is left and cash flow is positive, the return is infinite.
The refinance depends on the appraisal: if the property appraises below your ARV, the loan and cash-out shrink. Some lenders also require 6–12 months of ownership before a cash-out refinance.
Frequently asked questions
- What rent should I use for a 3-bedroom rental in Lemon Grove, CA?
- In ZIP 91945 the typical figure is $2,927 a month ($2,734–$3,120); across Lemon Grove's 2 ZIP codes it's $2,734–$3,743, with a median of $3,334. Check listings for the specific property.
- What is the property tax rate in Lemon Grove, CA?
- Owner-occupied homes in San Diego County pay a typical 0.68% of their value a year (Census ACS, median taxes paid ÷ median home value, Dec 31, 2024). Investors often pay more after a purchase: the home is reassessed at the sale price and there is no homestead exemption.
- What is the current 30-year mortgage rate?
- The 30-year fixed rate averaged 7.32% in the week of Oct 22, 2026 (Freddie Mac PMMS via FRED). It's a national average for owner-occupied loans; investment property loans usually cost more.