1158 Cottage Oak Ln, Houston, TX 77091
3bd / 2ba · 1,696 sqft · built 1967 · Single Family (SFR)Analyzed Jul 30, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-102.7%
Flip ROI
Cash to First Close
$34,383
what you bring day 1
Net Profit
−$55,592
Max Bid @ 20%
$255,959
−$55,592 profit ÷ $54,132 total invested = -102.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$298,300
Purchase (95% LTV)
$298,300
Loan-to-ARV
90.9%
Monthly Interest
$2,483/mo
Down Payment5% of $314,000 purchase
$15,700+
Origination Fee1 pts on $298,300 loan
$2,983+
Closing Costs5% of purchase
$15,700=
Cash to First Close
$34,383Holding Period — 6 Months
HML Interest9.99% IO · $2,483/mo × 6$14,900
Property Taxes$547/mo × 6$3,279
Insurance$262/mo × 6$1,570
Total Holding Costs$19,749
Sale Event — Second Close
Sale Price (ARV)
$328,000−
HML Principal Payofffull IO loan balance
$298,300−
Closing Costs3.5% of sale price
$11,480−
Realtor Commission6% of sale price
$19,680=
Net Proceeds to You
−$1,460Deal Summary
Net Proceeds at Closing
−$1,460−
Cash to First Close
$34,383−
Holding Costs (6 mo)
$19,749=
NET PROFIT
−$55,592Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $259,924 | −$54,076 |
| 15% | $257,928 | −$56,072 |
| 20% ← | $255,959 | −$58,041 |
| 25% | $254,019 | −$59,981 |
| 30% | $252,105 | −$61,895 |
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
0.671x
DSCR
Monthly Cash Flow
−$544/mo
Cash-on-Cash Yr 1
-6.5%
$100,646 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$298,300
Purchase (95% LTV)
$298,300
Loan-to-ARV
90.9%
Monthly Interest
$2,483/mo
Down Payment5% of $314,000 purchase
$15,700+
Origination Fee1 pts on $298,300 loan
$2,983+
Closing Costs5% of purchase
$15,700=
Cash to First Close
$34,383Holding Period — 2 Months
HML Interest9.99% IO · $2,483/mo × 2$4,967
Property Taxes$547/mo × 2$1,093
Insurance$262/mo × 2$523
Total Holding Costs$6,583
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$246,000−
HML Principal Payofffull IO loan balance
$298,300−
Origination Fee1 pts on $246,000
$2,460−
Closing Coststitle / appraisal / escrow
$4,920=
Cash to Bring to Close
−$59,680Deal Summary
Cash to First Close
$34,383+
Holding Costs (2 mo)
$6,583−
Cash to Bring at Refi
+$59,680=
Capital Left in Deal
$100,646Equity Position — Day 1 Post-Refi
ARV
$328,000−
DSCR Loan Balance
$246,000=
Equity in Property
$82,000 (25.0%)−
Capital Left in Deal
$100,646=
Value Created
−$18,646$82,000 equity on $100,646 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,179−
Property Taxes
$547−
Insurance
$262−
Maintenance (6% rent)
$131−
Management (6% rent)
$131=
OpEx Subtotal
$1,070=
Net Operating Income
$1,109−
DSCR P&I
$1,653/mo=
Net Cash Flow
−$544/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$246,000
Monthly P&I$1,653/mo
Net Cash Flow−$544/mo
Cash Still Required−$59,680
DSCR
0.671x✗ Fail
Lender DSCR
0.885x✗ Fail
No Cash-Out
75.0% LTV — capped short $59,680
Loan Amount$246,000
Monthly P&I$1,653/mo
Net Cash Flow−$544/mo
Cash Still Required−$59,680
DSCR
0.671x✗ Fail
Lender DSCR
0.885x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,797/mo | +$618 needed |
| 1.10x | $2,985/mo | +$806 needed |
| 1.20x | $3,173/mo | +$994 needed |
| 1.30x ← | $3,361/mo | +$1,182 needed |
| 1.40x | $3,548/mo | +$1,369 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
0.671x
DSCR
Monthly Cash Flow
−$544/mo
Cash-on-Cash Yr 1
-7.0%
$92,696 left in deal
Acquisition Event — First Close
Purchase Price
$314,000+
Closing Costs5% of purchase
$15,700=
Total Cash to First Close
$329,700Holding Period — 2 Months
Property Taxes$547/mo × 2$1,093
Insurance$262/mo × 2$523
Total Holding Costs$1,616
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$246,000−
Origination Fee1 pts on $246,000
$2,460−
Closing Coststitle / appraisal / escrow
$4,920=
Net Cash Recovered
$238,620Deal Summary
Total Cash to First Close
$329,700+
Holding Costs (2 mo)
$1,616−
Net Cash Recovered at Refi
$238,620=
Capital Left in Deal
$92,696Equity Position — Day 1 Post-Refi
ARV
$328,000−
DSCR Loan Balance
$246,000=
Equity in Property
$82,000 (25.0%)−
Capital Left in Deal
$92,696=
Value Created
−$10,696$82,000 equity on $92,696 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,179−
Property Taxes
$547−
Insurance
$262−
Maintenance (6% rent)
$131−
Management (6% rent)
$131=
OpEx Subtotal
$1,070=
Net Operating Income
$1,109−
DSCR P&I
$1,653/mo=
Net Cash Flow
−$544/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$246,000
Monthly P&I$1,653/mo
Net Cash Flow−$544/mo
Cash Still Required−$92,696
DSCR
0.671x✗ Fail
Lender DSCR
0.885x✗ Fail
No Cash-Out
75.0% LTV — capped short $92,696
Loan Amount$246,000
Monthly P&I$1,653/mo
Net Cash Flow−$544/mo
Cash Still Required−$92,696
DSCR
0.671x✗ Fail
Lender DSCR
0.885x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,797/mo | +$618 needed |
| 1.10x | $2,985/mo | +$806 needed |
| 1.20x | $3,173/mo | +$994 needed |
| 1.30x ← | $3,361/mo | +$1,182 needed |
| 1.40x | $3,548/mo | +$1,369 needed |