10410 Kirklane Dr, Houston, TX 77089
3bd / 2ba · 1,175 sqft · built 1970 · Single Family (SFR)Analyzed Jul 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-52.7%
Flip ROI
Cash to First Close
$21,460
what you bring day 1
Net Profit
−$16,958
Max Bid @ 20%
$159,706
−$16,958 profit ÷ $32,198 total invested = -52.7%
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$173,000
Purchase (95% LTV)
$171,000
Rehab (100%)
$2,000
Loan-to-ARV
83.2%
Monthly Interest
$1,370/mo
Down Payment5% of $180,000 purchase
$9,000+
Origination Fee2 pts on $173,000 loan
$3,460+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$21,460Holding Period — 6 Months
HML Interest9.5% IO · $1,370/mo × 6$8,218
Property Taxes$235/mo × 6$1,411
Insurance$152/mo × 6$910
Total Holding Costs$10,538
Contingency Reserve10% of rehab — held, not at first close$200
Sale Event — Second Close
Sale Price (ARV)
$208,000−
HML Principal Payofffull IO loan balance
$173,000−
Closing Costs3.5% of sale price
$7,280−
Realtor Commission6% of sale price
$12,480=
Net Proceeds to You
$15,240Deal Summary
Net Proceeds at Closing
$15,240−
Cash to First Close
$21,460−
Holding Costs (6 mo)
$10,538−
Contingency Reserve
$200=
NET PROFIT
−$16,958Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $162,238 | −$17,762 |
| 15% | $160,963 | −$19,037 |
| 20% ← | $159,706 | −$20,294 |
| 25% | $158,468 | −$21,532 |
| 30% | $157,247 | −$22,753 |
Scenario 2 — HM→DSCR
Hard money @ 9.5% IO → DSCR refi · 75% ARV · 7.1% / 30yr
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.478x
DSCR
Monthly Cash Flow
$501/mo
Cash-on-Cash Yr 1
11.3%
$53,098 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$173,000
Purchase (95% LTV)
$171,000
Rehab (100%)
$2,000
Loan-to-ARV
83.2%
Monthly Interest
$1,370/mo
Down Payment5% of $180,000 purchase
$9,000+
Origination Fee2 pts on $173,000 loan
$3,460+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$21,460Holding Period — 6 Months
HML Interest9.5% IO · $1,370/mo × 6$8,218
Property Taxes$235/mo × 6$1,411
Insurance$152/mo × 6$910
Total Holding Costs$10,538
Contingency Reserve10% of rehab — held, not at first close$200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$156,000−
HML Principal Payofffull IO loan balance
$173,000−
Origination Fee0.5 pts on $156,000
$780−
Closing Coststitle / appraisal / escrow
$3,120=
Cash to Bring to Close
−$20,900Deal Summary
Cash to First Close
$21,460+
Holding Costs (6 mo)
$10,538+
Contingency Reserve
$200−
Cash to Bring at Refi
+$20,900=
Capital Left in Deal
$53,098Equity Position — Day 1 Post-Refi
ARV
$208,000−
DSCR Loan Balance
$156,000=
Equity in Property
$52,000 (25.0%)−
Capital Left in Deal
$53,098=
Value Created
−$1,098$52,000 equity on $53,098 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,200−
Property Taxes
$235−
Insurance
$152−
Maintenance (6% rent)
$132−
Management (6% rent)
$132=
OpEx Subtotal
$651=
Net Operating Income
$1,549−
DSCR P&I
$1,048/mo=
Net Cash Flow
$501/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$156,000
Monthly P&I$1,048/mo
Net Cash Flow$501/mo
Cash Still Required−$20,900
DSCR
1.478x✓ Pass
Lender DSCR
1.533x✓ Pass
No Cash-Out
75.0% LTV — capped short $20,900
Loan Amount$156,000
Monthly P&I$1,048/mo
Net Cash Flow$501/mo
Cash Still Required−$20,900
DSCR
1.478x✓ Pass
Lender DSCR
1.533x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,631/mo | ✓ met |
| 1.10x | $1,750/mo | ✓ met |
| 1.20x | $1,869/mo | ✓ met |
| 1.30x ← | $1,988/mo | ✓ met |
| 1.40x | $2,107/mo | ✓ met |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.478x
DSCR
Monthly Cash Flow
$501/mo
Cash-on-Cash Yr 1
14.5%
$41,421 left in deal
Acquisition Event — First Close
Purchase Price
$180,000+
Rehab Budget
$2,000+
Closing Costs5% of purchase
$9,000=
Total Cash to First Close
$191,000Holding Period — 6 Months
Property Taxes$235/mo × 6$1,411
Insurance$152/mo × 6$910
Total Holding Costs$2,321
Contingency Reserve10% of rehab — held, not at first close$200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$156,000−
Origination Fee0.5 pts on $156,000
$780−
Closing Coststitle / appraisal / escrow
$3,120=
Net Cash Recovered
$152,100Deal Summary
Total Cash to First Close
$191,000+
Holding Costs (6 mo)
$2,321+
Contingency Reserve
$200−
Net Cash Recovered at Refi
$152,100=
Capital Left in Deal
$41,421Equity Position — Day 1 Post-Refi
ARV
$208,000−
DSCR Loan Balance
$156,000=
Equity in Property
$52,000 (25.0%)−
Capital Left in Deal
$41,421=
Value Created
$10,580$52,000 equity on $41,421 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,200−
Property Taxes
$235−
Insurance
$152−
Maintenance (6% rent)
$132−
Management (6% rent)
$132=
OpEx Subtotal
$651=
Net Operating Income
$1,549−
DSCR P&I
$1,048/mo=
Net Cash Flow
$501/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$156,000
Monthly P&I$1,048/mo
Net Cash Flow$501/mo
Cash Still Required−$41,421
DSCR
1.478x✓ Pass
Lender DSCR
1.533x✓ Pass
No Cash-Out
75.0% LTV — capped short $41,421
Loan Amount$156,000
Monthly P&I$1,048/mo
Net Cash Flow$501/mo
Cash Still Required−$41,421
DSCR
1.478x✓ Pass
Lender DSCR
1.533x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,631/mo | ✓ met |
| 1.10x | $1,750/mo | ✓ met |
| 1.20x | $1,869/mo | ✓ met |
| 1.30x ← | $1,988/mo | ✓ met |
| 1.40x | $2,107/mo | ✓ met |