13015 Careywood Dr, Sugar Land, TX 77478
4bd / 2ba · 1,513 sqft · built 1988 · Single Family (SFR)Analyzed Jul 28, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-4.3%
Flip ROI
Cash to First Close
$22,500
what you bring day 1
Net Profit
−$1,567
Max Bid @ 20%
$192,762
−$1,567 profit ÷ $36,263 total invested = -4.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$205,129
Purchase (95% LTV)
$189,999
Rehab (100%)
$15,130
Loan-to-ARV
77.4%
Monthly Interest
$1,708/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee1 pts on $205,129 loan
$2,500+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$22,500Holding Period — 6 Months
HML Interest9.99% IO · $1,708/mo × 6$10,246
Property Taxes$155/mo × 6$929
Insurance$179/mo × 6$1,076
Total Holding Costs$12,250
Contingency Reserve10% of rehab — held, not at first close$1,513
Sale Event — Second Close
Sale Price (ARV)
$265,000−
HML Principal Payofffull IO loan balance
$205,129−
Closing Costs3.5% of sale price
$9,275−
Realtor Commission6% of sale price
$15,900=
Net Proceeds to You
$34,696Deal Summary
Net Proceeds at Closing
$34,696−
Cash to First Close
$22,500−
Holding Costs (6 mo)
$12,250−
Contingency Reserve
$1,513=
NET PROFIT
−$1,567Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $195,833 | −$4,166 |
| 15% | $194,287 | −$5,712 |
| 20% ← | $192,762 | −$7,237 |
| 25% | $191,259 | −$8,740 |
| 30% | $189,777 | −$10,222 |
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
1.057x
DSCR
Monthly Cash Flow
$76/mo
Cash-on-Cash Yr 1
2.3%
$40,438 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$205,129
Purchase (95% LTV)
$189,999
Rehab (100%)
$15,130
Loan-to-ARV
77.4%
Monthly Interest
$1,708/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee1 pts on $205,129 loan
$2,500+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$22,500Holding Period — 2 Months
HML Interest9.99% IO · $1,708/mo × 2$3,415
Property Taxes$155/mo × 2$310
Insurance$179/mo × 2$359
Total Holding Costs$4,083
Contingency Reserve10% of rehab — held, not at first close$1,513
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$198,750−
HML Principal Payofffull IO loan balance
$205,129−
Origination Fee1 pts on $198,750
$1,988−
Closing Coststitle / appraisal / escrow
$3,975=
Cash to Bring to Close
−$12,342Deal Summary
Cash to First Close
$22,500+
Holding Costs (2 mo)
$4,083+
Contingency Reserve
$1,513−
Cash to Bring at Refi
+$12,342=
Capital Left in Deal
$40,438Equity Position — Day 1 Post-Refi
ARV
$265,000−
DSCR Loan Balance
$198,750=
Equity in Property
$66,250 (25.0%)−
Capital Left in Deal
$40,438=
Value Created
$25,812$66,250 equity on $40,438 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,984−
Property Taxes
$155−
Insurance
$179−
Maintenance (6% rent)
$119−
Management (6% rent)
$119=
OpEx Subtotal
$572=
Net Operating Income
$1,412−
DSCR P&I
$1,336/mo=
Net Cash Flow
$76/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow$76/mo
Cash Still Required−$12,342
DSCR
1.057x✗ Fail
Lender DSCR
1.188x✓ Pass
No Cash-Out
75.0% LTV — capped short $12,342
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow$76/mo
Cash Still Required−$12,342
DSCR
1.057x✗ Fail
Lender DSCR
1.188x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,897/mo | ✓ met |
| 1.10x | $2,049/mo | +$65 needed |
| 1.20x | $2,201/mo | +$217 needed |
| 1.30x ← | $2,353/mo | +$369 needed |
| 1.40x | $2,504/mo | +$520 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
1.057x
DSCR
Monthly Cash Flow
$76/mo
Cash-on-Cash Yr 1
2.6%
$34,522 left in deal
Acquisition Event — First Close
Purchase Price
$199,999+
Rehab Budget
$15,130+
Closing Costs5% of purchase
$10,000=
Total Cash to First Close
$225,129Holding Period — 2 Months
Property Taxes$155/mo × 2$310
Insurance$179/mo × 2$359
Total Holding Costs$668
Contingency Reserve10% of rehab — held, not at first close$1,513
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$198,750−
Origination Fee1 pts on $198,750
$1,988−
Closing Coststitle / appraisal / escrow
$3,975=
Net Cash Recovered
$192,788Deal Summary
Total Cash to First Close
$225,129+
Holding Costs (2 mo)
$668+
Contingency Reserve
$1,513−
Net Cash Recovered at Refi
$192,788=
Capital Left in Deal
$34,522Equity Position — Day 1 Post-Refi
ARV
$265,000−
DSCR Loan Balance
$198,750=
Equity in Property
$66,250 (25.0%)−
Capital Left in Deal
$34,522=
Value Created
$31,728$66,250 equity on $34,522 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,984−
Property Taxes
$155−
Insurance
$179−
Maintenance (6% rent)
$119−
Management (6% rent)
$119=
OpEx Subtotal
$572=
Net Operating Income
$1,412−
DSCR P&I
$1,336/mo=
Net Cash Flow
$76/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow$76/mo
Cash Still Required−$34,522
DSCR
1.057x✗ Fail
Lender DSCR
1.188x✓ Pass
No Cash-Out
75.0% LTV — capped short $34,522
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow$76/mo
Cash Still Required−$34,522
DSCR
1.057x✗ Fail
Lender DSCR
1.188x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,897/mo | ✓ met |
| 1.10x | $2,049/mo | +$65 needed |
| 1.20x | $2,201/mo | +$217 needed |
| 1.30x ← | $2,353/mo | +$369 needed |
| 1.40x | $2,504/mo | +$520 needed |