124 White Oak Dr N, New Caney, TX 77357
3bd / 2ba · 1,688 sqft · built 1964 · Single Family (SFR)Analyzed May 27, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
73.3%
Flip ROI
Cash to First Close
$11,800
what you bring day 1
Net Profit
$21,626
Max Bid @ 20%
$107,649
$21,626 profit ÷ $29,509 total invested = 73.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$163,350
Purchase (95% LTV)
$88,350
Rehab (100%)
$75,000
Loan-to-ARV
68.9%
Monthly Interest
$1,360/mo
Down Payment5% of $93,000 purchase
$4,650+
Origination Fee1 pts on $163,350 loan
$2,500+
Closing Costs5% of purchase
$4,650=
Cash to First Close
$11,800Holding Period — 6 Months
HML Interest9.99% IO · $1,360/mo × 6$8,159
Property Taxes$202/mo × 6$1,210
Insurance$140/mo × 6$840
Total Holding Costs$10,209
Contingency Reserve10% of rehab — held, not at first close$7,500
Sale Event — Second Close
Sale Price (ARV)
$237,000−
HML Principal Payofffull IO loan balance
$163,350−
Closing Costs3.5% of sale price
$8,295−
Realtor Commission6% of sale price
$14,220=
Net Proceeds to You
$51,135Deal Summary
Net Proceeds at Closing
$51,135−
Cash to First Close
$11,800−
Holding Costs (6 mo)
$10,209−
Contingency Reserve
$7,500=
NET PROFIT
$21,626Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $110,398 | ✓ ok |
| 15% | $109,014 | ✓ ok |
| 20% ← | $107,649 | ✓ ok |
| 25% | $106,303 | ✓ ok |
| 30% | $104,977 | ✓ 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
1.075x
DSCR
Monthly Cash Flow
$89/mo
Cash-on-Cash Yr 1
7.8%
$13,636 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$163,350
Purchase (95% LTV)
$88,350
Rehab (100%)
$75,000
Loan-to-ARV
68.9%
Monthly Interest
$1,360/mo
Down Payment5% of $93,000 purchase
$4,650+
Origination Fee1 pts on $163,350 loan
$2,500+
Closing Costs5% of purchase
$4,650=
Cash to First Close
$11,800Holding Period — 2 Months
HML Interest9.99% IO · $1,360/mo × 2$2,720
Property Taxes$202/mo × 2$403
Insurance$140/mo × 2$280
Total Holding Costs$3,403
Contingency Reserve10% of rehab — held, not at first close$7,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$177,750−
HML Principal Payofffull IO loan balance
$163,350−
Origination Fee1 pts on $177,750
$1,778−
Closing Coststitle / appraisal / escrow
$3,555=
Cash Back to You
+$9,068Deal Summary
Cash to First Close
$11,800+
Holding Costs (2 mo)
$3,403+
Contingency Reserve
$7,500−
Cash Back at Refi
−$9,068=
Capital Left in Deal
$13,636Equity Position — Day 1 Post-Refi
ARV
$237,000−
DSCR Loan Balance
$177,750=
Equity in Property
$59,250 (25.0%)−
Capital Left in Deal
$13,636=
Value Created
$45,614$59,250 equity on $13,636 deployed = 4.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,847−
Property Taxes
$202−
Insurance
$140−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$563=
Net Operating Income
$1,284−
DSCR P&I
$1,195/mo=
Net Cash Flow
$89/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$89/mo
Cash Back at Refi+$9,068
DSCR
1.075x✗ Fail
Lender DSCR
1.202x✓ Pass
No Cash-Out
71.1% LTV — breakeven refi
Loan Amount$168,402
Monthly P&I$1,132/mo
Net Cash Flow$152/mo
Cash Back at Refi+$0
DSCR
1.134x✗ Fail
Lender DSCR
1.254x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,746/mo | ✓ met |
| 1.10x | $1,881/mo | +$34 needed |
| 1.20x | $2,017/mo | +$170 needed |
| 1.30x ← | $2,153/mo | +$306 needed |
| 1.40x | $2,289/mo | +$442 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
1.075x
DSCR
Monthly Cash Flow
$89/mo
Cash-on-Cash Yr 1
12.7%
$8,416 left in deal
Acquisition Event — First Close
Purchase Price
$93,000+
Rehab Budget
$75,000+
Closing Costs5% of purchase
$4,650=
Total Cash to First Close
$172,650Holding Period — 2 Months
Property Taxes$202/mo × 2$403
Insurance$140/mo × 2$280
Total Holding Costs$683
Contingency Reserve10% of rehab — held, not at first close$7,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$177,750−
Origination Fee1 pts on $177,750
$1,778−
Closing Coststitle / appraisal / escrow
$3,555=
Net Cash Recovered
$172,418Deal Summary
Total Cash to First Close
$172,650+
Holding Costs (2 mo)
$683+
Contingency Reserve
$7,500−
Net Cash Recovered at Refi
$172,418=
Capital Left in Deal
$8,416Equity Position — Day 1 Post-Refi
ARV
$237,000−
DSCR Loan Balance
$177,750=
Equity in Property
$59,250 (25.0%)−
Capital Left in Deal
$8,416=
Value Created
$50,834$59,250 equity on $8,416 deployed = 7.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,847−
Property Taxes
$202−
Insurance
$140−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$563=
Net Operating Income
$1,284−
DSCR P&I
$1,195/mo=
Net Cash Flow
$89/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$89/mo
Cash Still Required−$8,416
DSCR
1.075x✗ Fail
Lender DSCR
1.202x✓ Pass
No Cash-Out
75.0% LTV — capped short $8,416
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$89/mo
Cash Still Required−$8,416
DSCR
1.075x✗ Fail
Lender DSCR
1.202x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,746/mo | ✓ met |
| 1.10x | $1,881/mo | +$34 needed |
| 1.20x | $2,017/mo | +$170 needed |
| 1.30x ← | $2,153/mo | +$306 needed |
| 1.40x | $2,289/mo | +$442 needed |