12246 Arcturus Dr, Willis, TX 77318
2,037 sqft · built 2006 · Single Family (SFR)Analyzed Jun 20, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-4.0%
Flip ROI
Cash to First Close
$24,000
what you bring day 1
Net Profit
−$1,692
Max Bid @ 20%
$206,151
−$1,692 profit ÷ $42,517 total invested = -4.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$244,250
Purchase (95% LTV)
$204,250
Rehab (100%)
$40,000
Loan-to-ARV
77.5%
Monthly Interest
$2,033/mo
Down Payment5% of $215,000 purchase
$10,750+
Origination Fee1 pts on $244,250 loan
$2,500+
Closing Costs5% of purchase
$10,750=
Cash to First Close
$24,000Holding Period — 6 Months
HML Interest9.99% IO · $2,033/mo × 6$12,200
Property Taxes$174/mo × 6$1,042
Insurance$213/mo × 6$1,275
Total Holding Costs$14,517
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$315,000−
HML Principal Payofffull IO loan balance
$244,250−
Closing Costs3.5% of sale price
$11,025−
Realtor Commission6% of sale price
$18,900=
Net Proceeds to You
$40,825Deal Summary
Net Proceeds at Closing
$40,825−
Cash to First Close
$24,000−
Holding Costs (6 mo)
$14,517−
Contingency Reserve
$4,000=
NET PROFIT
−$1,692Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $209,787 | −$5,213 |
| 15% | $207,956 | −$7,044 |
| 20% ← | $206,151 | −$8,849 |
| 25% | $204,371 | −$10,629 |
| 30% | $202,615 | −$12,385 |
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
0.758x
DSCR
Monthly Cash Flow
−$385/mo
Cash-on-Cash Yr 1
-9.6%
$47,927 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$244,250
Purchase (95% LTV)
$204,250
Rehab (100%)
$40,000
Loan-to-ARV
77.5%
Monthly Interest
$2,033/mo
Down Payment5% of $215,000 purchase
$10,750+
Origination Fee1 pts on $244,250 loan
$2,500+
Closing Costs5% of purchase
$10,750=
Cash to First Close
$24,000Holding Period — 2 Months
HML Interest9.99% IO · $2,033/mo × 2$4,067
Property Taxes$174/mo × 2$347
Insurance$213/mo × 2$425
Total Holding Costs$4,839
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$236,250−
HML Principal Payofffull IO loan balance
$244,250−
Origination Fee1 pts on $236,250
$2,363−
Closing Coststitle / appraisal / escrow
$4,725=
Cash to Bring to Close
−$15,088Deal Summary
Cash to First Close
$24,000+
Holding Costs (2 mo)
$4,839+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$15,088=
Capital Left in Deal
$47,927Equity Position — Day 1 Post-Refi
ARV
$315,000−
DSCR Loan Balance
$236,250=
Equity in Property
$78,750 (25.0%)−
Capital Left in Deal
$47,927=
Value Created
$30,823$78,750 equity on $47,927 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,806−
Property Taxes
$174−
Insurance
$213−
Maintenance (6% rent)
$108−
Management (6% rent)
$108=
OpEx Subtotal
$603=
Net Operating Income
$1,203−
DSCR P&I
$1,588/mo=
Net Cash Flow
−$385/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$385/mo
Cash Still Required−$15,088
DSCR
0.758x✗ Fail
Lender DSCR
0.915x✗ Fail
No Cash-Out
75.0% LTV — capped short $15,088
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$385/mo
Cash Still Required−$15,088
DSCR
0.758x✗ Fail
Lender DSCR
0.915x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,243/mo | +$437 needed |
| 1.10x | $2,423/mo | +$617 needed |
| 1.20x | $2,604/mo | +$798 needed |
| 1.30x ← | $2,784/mo | +$978 needed |
| 1.40x | $2,965/mo | +$1,159 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
0.758x
DSCR
Monthly Cash Flow
−$385/mo
Cash-on-Cash Yr 1
-11.2%
$41,360 left in deal
Acquisition Event — First Close
Purchase Price
$215,000+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$10,750=
Total Cash to First Close
$265,750Holding Period — 2 Months
Property Taxes$174/mo × 2$347
Insurance$213/mo × 2$425
Total Holding Costs$772
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$236,250−
Origination Fee1 pts on $236,250
$2,363−
Closing Coststitle / appraisal / escrow
$4,725=
Net Cash Recovered
$229,163Deal Summary
Total Cash to First Close
$265,750+
Holding Costs (2 mo)
$772+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$229,163=
Capital Left in Deal
$41,360Equity Position — Day 1 Post-Refi
ARV
$315,000−
DSCR Loan Balance
$236,250=
Equity in Property
$78,750 (25.0%)−
Capital Left in Deal
$41,360=
Value Created
$37,390$78,750 equity on $41,360 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,806−
Property Taxes
$174−
Insurance
$213−
Maintenance (6% rent)
$108−
Management (6% rent)
$108=
OpEx Subtotal
$603=
Net Operating Income
$1,203−
DSCR P&I
$1,588/mo=
Net Cash Flow
−$385/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$385/mo
Cash Still Required−$41,360
DSCR
0.758x✗ Fail
Lender DSCR
0.915x✗ Fail
No Cash-Out
75.0% LTV — capped short $41,360
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$385/mo
Cash Still Required−$41,360
DSCR
0.758x✗ Fail
Lender DSCR
0.915x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,243/mo | +$437 needed |
| 1.10x | $2,423/mo | +$617 needed |
| 1.20x | $2,604/mo | +$798 needed |
| 1.30x ← | $2,784/mo | +$978 needed |
| 1.40x | $2,965/mo | +$1,159 needed |