11621 Lakeside Place Dr, Houston, TX 77077
3bd / 2.5ba · 1,664 sqft · built 1977 · Single Family (SFR)Analyzed Jul 29, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
138.1%
Flip ROI
Cash to First Close
$11,000
what you bring day 1
Net Profit
$36,522
Max Bid @ 20%
$113,649
$36,522 profit ÷ $26,443 total invested = 138.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$120,750
Purchase (95% LTV)
$80,750
Rehab (100%)
$40,000
Loan-to-ARV
59.5%
Monthly Interest
$1,005/mo
Down Payment5% of $85,000 purchase
$4,250+
Origination Fee1 pts on $120,750 loan
$2,500+
Closing Costs5% of purchase
$4,250=
Cash to First Close
$11,000Holding Period — 6 Months
HML Interest9.99% IO · $1,005/mo × 6$6,031
Property Taxes$338/mo × 6$2,027
Insurance$104/mo × 6$625
HOA$460/mo × 6$2,760
Total Holding Costs$11,443
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$203,000−
HML Principal Payofffull IO loan balance
$120,750−
Closing Costs3.5% of sale price
$7,105−
Realtor Commission6% of sale price
$12,180=
Net Proceeds to You
$62,965Deal Summary
Net Proceeds at Closing
$62,965−
Cash to First Close
$11,000−
Holding Costs (6 mo)
$11,443−
Contingency Reserve
$4,000=
NET PROFIT
$36,522Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $116,289 | ✓ ok |
| 15% | $114,960 | ✓ ok |
| 20% ← | $113,649 | ✓ ok |
| 25% | $112,356 | ✓ ok |
| 30% | $111,082 | ✓ 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
0.855x
DSCR
Monthly Cash Flow
−$148/mo
Cash-on-Cash Yr 1
N/A
−$8,118 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$120,750
Purchase (95% LTV)
$80,750
Rehab (100%)
$40,000
Loan-to-ARV
59.5%
Monthly Interest
$1,005/mo
Down Payment5% of $85,000 purchase
$4,250+
Origination Fee1 pts on $120,750 loan
$2,500+
Closing Costs5% of purchase
$4,250=
Cash to First Close
$11,000Holding Period — 2 Months
HML Interest9.99% IO · $1,005/mo × 2$2,010
Property Taxes$338/mo × 2$676
Insurance$104/mo × 2$208
HOA$460/mo × 2$920
Total Holding Costs$3,814
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$152,250−
HML Principal Payofffull IO loan balance
$120,750−
Origination Fee1 pts on $152,250
$1,523−
Closing Coststitle / appraisal / escrow
$3,045=
Cash Back to You
+$26,933Deal Summary
Cash to First Close
$11,000+
Holding Costs (2 mo)
$3,814+
Contingency Reserve
$4,000−
Cash Back at Refi
−$26,933=
Capital Left in Deal
−$8,118Equity Position — Day 1 Post-Refi
ARV
$203,000−
DSCR Loan Balance
$152,250=
Equity in Property
$50,750 (25.0%)−
Capital Left in Deal
−$8,118=
Value Created
$58,868Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,019−
Property Taxes
$338−
Insurance
$104−
Maintenance (6% rent)
$121−
Management (6% rent)
$121−
HOA
$460=
OpEx Subtotal
$1,144=
Net Operating Income
$875−
DSCR P&I
$1,023/mo=
Net Cash Flow
−$148/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$152,250
Monthly P&I$1,023/mo
Net Cash Flow−$148/mo
Cash Back at Refi+$26,933
DSCR
0.855x✗ Fail
Lender DSCR
1.049x✓ Pass
No Cash-Out
61.3% LTV — breakeven refi
Loan Amount$124,485
Monthly P&I$837/mo
Net Cash Flow$38/mo
Cash Back at Refi+$0
DSCR
1.046x✗ Fail
Lender DSCR
1.161x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,188/mo | +$169 needed |
| 1.10x | $2,304/mo | +$285 needed |
| 1.20x | $2,420/mo | +$401 needed |
| 1.30x ← | $2,536/mo | +$517 needed |
| 1.40x | $2,653/mo | +$634 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
0.855x
DSCR
Monthly Cash Flow
−$148/mo
Cash-on-Cash Yr 1
N/A
−$12,628 left in deal
Acquisition Event — First Close
Purchase Price
$85,000+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$4,250=
Total Cash to First Close
$129,250Holding Period — 2 Months
Property Taxes$338/mo × 2$676
Insurance$104/mo × 2$208
HOA$460/mo × 2$920
Total Holding Costs$1,804
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$152,250−
Origination Fee1 pts on $152,250
$1,523−
Closing Coststitle / appraisal / escrow
$3,045=
Net Cash Recovered
$147,683Deal Summary
Total Cash to First Close
$129,250+
Holding Costs (2 mo)
$1,804+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$147,683=
Capital Left in Deal
−$12,628Equity Position — Day 1 Post-Refi
ARV
$203,000−
DSCR Loan Balance
$152,250=
Equity in Property
$50,750 (25.0%)−
Capital Left in Deal
−$12,628=
Value Created
$63,379Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,019−
Property Taxes
$338−
Insurance
$104−
Maintenance (6% rent)
$121−
Management (6% rent)
$121−
HOA
$460=
OpEx Subtotal
$1,144=
Net Operating Income
$875−
DSCR P&I
$1,023/mo=
Net Cash Flow
−$148/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$152,250
Monthly P&I$1,023/mo
Net Cash Flow−$148/mo
Cash Back at Refi+$12,629
DSCR
0.855x✗ Fail
Lender DSCR
1.049x✓ Pass
No Cash-Out
68.6% LTV — breakeven refi
Loan Amount$139,231
Monthly P&I$936/mo
Net Cash Flow−$61/mo
Cash Back at Refi+$0
DSCR
0.935x✗ Fail
Lender DSCR
1.099x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,188/mo | +$169 needed |
| 1.10x | $2,304/mo | +$285 needed |
| 1.20x | $2,420/mo | +$401 needed |
| 1.30x ← | $2,536/mo | +$517 needed |
| 1.40x | $2,653/mo | +$634 needed |