11111 Legume Ct, Cypress, TX 77433
4bd / 3.5ba · 2,858 sqft · built 2024 · Single Family (SFR)Analyzed Jun 22, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
45.5%
Flip ROI
Cash to First Close
$53,750
what you bring day 1
Net Profit
$38,950
Max Bid @ 20%
$509,024
$38,950 profit ÷ $85,613 total invested = 45.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$475,453
Purchase (95% LTV)
$465,453
Rehab (100%)
$10,000
Loan-to-ARV
71.7%
Monthly Interest
$3,958/mo
Down Payment5% of $489,950 purchase
$24,498+
Origination Fee1 pts on $475,453 loan
$4,755+
Closing Costs5% of purchase
$24,498=
Cash to First Close
$53,750Holding Period — 6 Months
HML Interest9.99% IO · $3,958/mo × 6$23,749
Property Taxes$769/mo × 6$4,615
Insurance$417/mo × 6$2,500
Total Holding Costs$30,863
Contingency Reserve10% of rehab — held, not at first close$1,000
Sale Event — Second Close
Sale Price (ARV)
$663,000−
HML Principal Payofffull IO loan balance
$475,453−
Closing Costs3.5% of sale price
$23,205−
Realtor Commission6% of sale price
$39,780=
Net Proceeds to You
$124,563Deal Summary
Net Proceeds at Closing
$124,563−
Cash to First Close
$53,750−
Holding Costs (6 mo)
$30,863−
Contingency Reserve
$1,000=
NET PROFIT
$38,950Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $516,887 | ✓ ok |
| 15% | $512,927 | ✓ ok |
| 20% ← | $509,024 | ✓ ok |
| 25% | $505,176 | ✓ ok |
| 30% | $501,381 | ✓ ok |
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
0.263x
DSCR
Monthly Cash Flow
−$2,461/mo
Cash-on-Cash Yr 1
-50.8%
$58,157 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$475,453
Purchase (95% LTV)
$465,453
Rehab (100%)
$10,000
Loan-to-ARV
71.7%
Monthly Interest
$3,958/mo
Down Payment5% of $489,950 purchase
$24,498+
Origination Fee1 pts on $475,453 loan
$4,755+
Closing Costs5% of purchase
$24,498=
Cash to First Close
$53,750Holding Period — 2 Months
HML Interest9.99% IO · $3,958/mo × 2$7,916
Property Taxes$769/mo × 2$1,538
Insurance$417/mo × 2$833
Total Holding Costs$10,288
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$497,250−
HML Principal Payofffull IO loan balance
$475,453−
Origination Fee1 pts on $497,250
$4,973−
Closing Coststitle / appraisal / escrow
$9,945=
Cash Back to You
+$6,880Deal Summary
Cash to First Close
$53,750+
Holding Costs (2 mo)
$10,288+
Contingency Reserve
$1,000−
Cash Back at Refi
−$6,880=
Capital Left in Deal
$58,157Equity Position — Day 1 Post-Refi
ARV
$663,000−
DSCR Loan Balance
$497,250=
Equity in Property
$165,750 (25.0%)−
Capital Left in Deal
$58,157=
Value Created
$107,593$165,750 equity on $58,157 deployed = 2.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,348−
Property Taxes
$769−
Insurance
$417−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$1,467=
Net Operating Income
$881−
DSCR P&I
$3,342/mo=
Net Cash Flow
−$2,461/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$497,250
Monthly P&I$3,342/mo
Net Cash Flow−$2,461/mo
Cash Back at Refi+$6,880
DSCR
0.263x✗ Fail
Lender DSCR
0.519x✗ Fail
No Cash-Out
73.9% LTV — breakeven refi
Loan Amount$490,157
Monthly P&I$3,294/mo
Net Cash Flow−$2,413/mo
Cash Back at Refi+$0
DSCR
0.267x✗ Fail
Lender DSCR
0.524x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,145/mo | +$2,797 needed |
| 1.10x | $5,524/mo | +$3,176 needed |
| 1.20x | $5,904/mo | +$3,556 needed |
| 1.30x ← | $6,284/mo | +$3,936 needed |
| 1.40x | $6,664/mo | +$4,316 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
0.263x
DSCR
Monthly Cash Flow
−$2,461/mo
Cash-on-Cash Yr 1
-64.9%
$45,486 left in deal
Acquisition Event — First Close
Purchase Price
$489,950+
Rehab Budget
$10,000+
Closing Costs5% of purchase
$24,498=
Total Cash to First Close
$524,448Holding Period — 2 Months
Property Taxes$769/mo × 2$1,538
Insurance$417/mo × 2$833
Total Holding Costs$2,371
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$497,250−
Origination Fee1 pts on $497,250
$4,973−
Closing Coststitle / appraisal / escrow
$9,945=
Net Cash Recovered
$482,333Deal Summary
Total Cash to First Close
$524,448+
Holding Costs (2 mo)
$2,371+
Contingency Reserve
$1,000−
Net Cash Recovered at Refi
$482,333=
Capital Left in Deal
$45,486Equity Position — Day 1 Post-Refi
ARV
$663,000−
DSCR Loan Balance
$497,250=
Equity in Property
$165,750 (25.0%)−
Capital Left in Deal
$45,486=
Value Created
$120,264$165,750 equity on $45,486 deployed = 3.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,348−
Property Taxes
$769−
Insurance
$417−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$1,467=
Net Operating Income
$881−
DSCR P&I
$3,342/mo=
Net Cash Flow
−$2,461/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$497,250
Monthly P&I$3,342/mo
Net Cash Flow−$2,461/mo
Cash Still Required−$45,486
DSCR
0.263x✗ Fail
Lender DSCR
0.519x✗ Fail
No Cash-Out
75.0% LTV — capped short $45,486
Loan Amount$497,250
Monthly P&I$3,342/mo
Net Cash Flow−$2,461/mo
Cash Still Required−$45,486
DSCR
0.263x✗ Fail
Lender DSCR
0.519x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,145/mo | +$2,797 needed |
| 1.10x | $5,524/mo | +$3,176 needed |
| 1.20x | $5,904/mo | +$3,556 needed |
| 1.30x ← | $6,284/mo | +$3,936 needed |
| 1.40x | $6,664/mo | +$4,316 needed |