10547 Rippling Fields Dr, Houston, TX 77064
2bd / 2ba · 1,422 sqft · built 1982 · Single Family (SFR)Analyzed May 26, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-25.2%
Flip ROI
Cash to First Close
$17,000
what you bring day 1
Net Profit
−$8,417
Max Bid @ 20%
$132,567
−$8,417 profit ÷ $33,387 total invested = -25.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,750
Purchase (95% LTV)
$137,750
Rehab (100%)
$40,000
Loan-to-ARV
79.4%
Monthly Interest
$1,480/mo
Down Payment5% of $145,000 purchase
$7,250+
Origination Fee1 pts on $177,750 loan
$2,500+
Closing Costs5% of purchase
$7,250=
Cash to First Close
$17,000Holding Period — 6 Months
HML Interest9.99% IO · $1,480/mo × 6$8,879
Property Taxes$431/mo × 6$2,584
Insurance$154/mo × 6$925
Total Holding Costs$12,387
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$224,000−
HML Principal Payofffull IO loan balance
$177,750−
Closing Costs3.5% of sale price
$7,840−
Realtor Commission6% of sale price
$13,440=
Net Proceeds to You
$24,970Deal Summary
Net Proceeds at Closing
$24,970−
Cash to First Close
$17,000−
Holding Costs (6 mo)
$12,387−
Contingency Reserve
$4,000=
NET PROFIT
−$8,417Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $135,284 | −$9,716 |
| 15% | $133,916 | −$11,084 |
| 20% ← | $132,567 | −$12,433 |
| 25% | $131,237 | −$13,763 |
| 30% | $129,926 | −$15,074 |
Scenario 2 — HM→DSCR
Hard money @ 9.99% IO → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
0.761x
DSCR
Monthly Cash Flow
−$270/mo
Cash-on-Cash Yr 1
-8.1%
$39,919 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,750
Purchase (95% LTV)
$137,750
Rehab (100%)
$40,000
Loan-to-ARV
79.4%
Monthly Interest
$1,480/mo
Down Payment5% of $145,000 purchase
$7,250+
Origination Fee1 pts on $177,750 loan
$2,500+
Closing Costs5% of purchase
$7,250=
Cash to First Close
$17,000Holding Period — 2 Months
HML Interest9.99% IO · $1,480/mo × 2$2,960
Property Taxes$431/mo × 2$861
Insurance$154/mo × 2$308
Total Holding Costs$4,129
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$168,000−
HML Principal Payofffull IO loan balance
$177,750−
Origination Fee1 pts on $168,000
$1,680−
Closing Coststitle / appraisal / escrow
$3,360=
Cash to Bring to Close
−$14,790Deal Summary
Cash to First Close
$17,000+
Holding Costs (2 mo)
$4,129+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$14,790=
Capital Left in Deal
$39,919Equity Position — Day 1 Post-Refi
ARV
$224,000−
DSCR Loan Balance
$168,000=
Equity in Property
$56,000 (25.0%)−
Capital Left in Deal
$39,919=
Value Created
$16,081$56,000 equity on $39,919 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,641−
Property Taxes
$431−
Insurance
$154−
Maintenance (6% rent)
$98−
Management (6% rent)
$98=
OpEx Subtotal
$782=
Net Operating Income
$859−
DSCR P&I
$1,129/mo=
Net Cash Flow
−$270/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$168,000
Monthly P&I$1,129/mo
Net Cash Flow−$270/mo
Cash Still Required−$14,790
DSCR
0.761x✗ Fail
Lender DSCR
0.958x✗ Fail
No Cash-Out
75.0% LTV — capped short $14,790
Loan Amount$168,000
Monthly P&I$1,129/mo
Net Cash Flow−$270/mo
Cash Still Required−$14,790
DSCR
0.761x✗ Fail
Lender DSCR
0.958x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,947/mo | +$306 needed |
| 1.10x | $2,076/mo | +$435 needed |
| 1.20x | $2,204/mo | +$563 needed |
| 1.30x ← | $2,332/mo | +$691 needed |
| 1.40x | $2,461/mo | +$820 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
0.761x
DSCR
Monthly Cash Flow
−$270/mo
Cash-on-Cash Yr 1
-9.4%
$34,460 left in deal
Acquisition Event — First Close
Purchase Price
$145,000+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$7,250=
Total Cash to First Close
$192,250Holding Period — 2 Months
Property Taxes$431/mo × 2$861
Insurance$154/mo × 2$308
Total Holding Costs$1,170
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$168,000−
Origination Fee1 pts on $168,000
$1,680−
Closing Coststitle / appraisal / escrow
$3,360=
Net Cash Recovered
$162,960Deal Summary
Total Cash to First Close
$192,250+
Holding Costs (2 mo)
$1,170+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$162,960=
Capital Left in Deal
$34,460Equity Position — Day 1 Post-Refi
ARV
$224,000−
DSCR Loan Balance
$168,000=
Equity in Property
$56,000 (25.0%)−
Capital Left in Deal
$34,460=
Value Created
$21,541$56,000 equity on $34,460 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,641−
Property Taxes
$431−
Insurance
$154−
Maintenance (6% rent)
$98−
Management (6% rent)
$98=
OpEx Subtotal
$782=
Net Operating Income
$859−
DSCR P&I
$1,129/mo=
Net Cash Flow
−$270/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$168,000
Monthly P&I$1,129/mo
Net Cash Flow−$270/mo
Cash Still Required−$34,460
DSCR
0.761x✗ Fail
Lender DSCR
0.958x✗ Fail
No Cash-Out
75.0% LTV — capped short $34,460
Loan Amount$168,000
Monthly P&I$1,129/mo
Net Cash Flow−$270/mo
Cash Still Required−$34,460
DSCR
0.761x✗ Fail
Lender DSCR
0.958x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,947/mo | +$306 needed |
| 1.10x | $2,076/mo | +$435 needed |
| 1.20x | $2,204/mo | +$563 needed |
| 1.30x ← | $2,332/mo | +$691 needed |
| 1.40x | $2,461/mo | +$820 needed |