10702 Sagewillow Ln, Houston, TX 77089
3bd / 2ba · 2,016 sqft · built 1974 · Single Family (SFR)Analyzed Jul 15, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
13.1%
Flip ROI
Cash to First Close
$19,500
what you bring day 1
Net Profit
$4,861
Max Bid @ 20%
$168,274
$4,861 profit ÷ $37,085 total invested = 13.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$201,499
Purchase (95% LTV)
$161,499
Rehab (100%)
$40,000
Loan-to-ARV
74.9%
Monthly Interest
$1,677/mo
Down Payment5% of $169,999 purchase
$8,500+
Origination Fee1 pts on $201,499 loan
$2,500+
Closing Costs5% of purchase
$8,500=
Cash to First Close
$19,500Holding Period — 6 Months
HML Interest9.99% IO · $1,677/mo × 6$10,065
Property Taxes$412/mo × 6$2,471
Insurance$175/mo × 6$1,050
Total Holding Costs$13,585
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$269,000−
HML Principal Payofffull IO loan balance
$201,499−
Closing Costs3.5% of sale price
$9,415−
Realtor Commission6% of sale price
$16,140=
Net Proceeds to You
$41,946Deal Summary
Net Proceeds at Closing
$41,946−
Cash to First Close
$19,500−
Holding Costs (6 mo)
$13,585−
Contingency Reserve
$4,000=
NET PROFIT
$4,861Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $171,493 | ✓ ok |
| 15% | $169,872 | −$127 |
| 20% ← | $168,274 | −$1,725 |
| 25% | $166,698 | −$3,301 |
| 30% | $165,144 | −$4,855 |
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
0.835x
DSCR
Monthly Cash Flow
−$223/mo
Cash-on-Cash Yr 1
-7.9%
$33,830 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$201,499
Purchase (95% LTV)
$161,499
Rehab (100%)
$40,000
Loan-to-ARV
74.9%
Monthly Interest
$1,677/mo
Down Payment5% of $169,999 purchase
$8,500+
Origination Fee1 pts on $201,499 loan
$2,500+
Closing Costs5% of purchase
$8,500=
Cash to First Close
$19,500Holding Period — 2 Months
HML Interest9.99% IO · $1,677/mo × 2$3,355
Property Taxes$412/mo × 2$824
Insurance$175/mo × 2$350
Total Holding Costs$4,528
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$201,750−
HML Principal Payofffull IO loan balance
$201,499−
Origination Fee1 pts on $201,750
$2,018−
Closing Coststitle / appraisal / escrow
$4,035=
Cash to Bring to Close
−$5,802Deal Summary
Cash to First Close
$19,500+
Holding Costs (2 mo)
$4,528+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$5,802=
Capital Left in Deal
$33,830Equity Position — Day 1 Post-Refi
ARV
$269,000−
DSCR Loan Balance
$201,750=
Equity in Property
$67,250 (25.0%)−
Capital Left in Deal
$33,830=
Value Created
$33,420$67,250 equity on $33,830 deployed = 2.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,954−
Property Taxes
$412−
Insurance
$175−
Maintenance (6% rent)
$117−
Management (6% rent)
$117=
OpEx Subtotal
$821=
Net Operating Income
$1,133−
DSCR P&I
$1,356/mo=
Net Cash Flow
−$223/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$201,750
Monthly P&I$1,356/mo
Net Cash Flow−$223/mo
Cash Still Required−$5,802
DSCR
0.835x✗ Fail
Lender DSCR
1.006x✓ Pass
No Cash-Out
75.0% LTV — capped short $5,802
Loan Amount$201,750
Monthly P&I$1,356/mo
Net Cash Flow−$223/mo
Cash Still Required−$5,802
DSCR
0.835x✗ Fail
Lender DSCR
1.006x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,207/mo | +$253 needed |
| 1.10x | $2,362/mo | +$408 needed |
| 1.20x | $2,516/mo | +$562 needed |
| 1.30x ← | $2,670/mo | +$716 needed |
| 1.40x | $2,824/mo | +$870 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
0.835x
DSCR
Monthly Cash Flow
−$223/mo
Cash-on-Cash Yr 1
-9.6%
$27,975 left in deal
Acquisition Event — First Close
Purchase Price
$169,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$8,500=
Total Cash to First Close
$218,499Holding Period — 2 Months
Property Taxes$412/mo × 2$824
Insurance$175/mo × 2$350
Total Holding Costs$1,173
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$201,750−
Origination Fee1 pts on $201,750
$2,018−
Closing Coststitle / appraisal / escrow
$4,035=
Net Cash Recovered
$195,698Deal Summary
Total Cash to First Close
$218,499+
Holding Costs (2 mo)
$1,173+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$195,698=
Capital Left in Deal
$27,975Equity Position — Day 1 Post-Refi
ARV
$269,000−
DSCR Loan Balance
$201,750=
Equity in Property
$67,250 (25.0%)−
Capital Left in Deal
$27,975=
Value Created
$39,275$67,250 equity on $27,975 deployed = 2.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,954−
Property Taxes
$412−
Insurance
$175−
Maintenance (6% rent)
$117−
Management (6% rent)
$117=
OpEx Subtotal
$821=
Net Operating Income
$1,133−
DSCR P&I
$1,356/mo=
Net Cash Flow
−$223/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$201,750
Monthly P&I$1,356/mo
Net Cash Flow−$223/mo
Cash Still Required−$27,975
DSCR
0.835x✗ Fail
Lender DSCR
1.006x✓ Pass
No Cash-Out
75.0% LTV — capped short $27,975
Loan Amount$201,750
Monthly P&I$1,356/mo
Net Cash Flow−$223/mo
Cash Still Required−$27,975
DSCR
0.835x✗ Fail
Lender DSCR
1.006x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,207/mo | +$253 needed |
| 1.10x | $2,362/mo | +$408 needed |
| 1.20x | $2,516/mo | +$562 needed |
| 1.30x ← | $2,670/mo | +$716 needed |
| 1.40x | $2,824/mo | +$870 needed |