13026 City Green Trl, Houston, TX 77044
4bd / 2.5ba · 1,820 sqft · built 2018 · Single Family (SFR)Analyzed Jul 7, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-22.1%
Flip ROI
Cash to First Close
$20,750
what you bring day 1
Net Profit
−$8,273
Max Bid @ 20%
$169,209
−$8,273 profit ÷ $37,483 total invested = -22.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$203,375
Purchase (95% LTV)
$173,375
Rehab (100%)
$30,000
Loan-to-ARV
79.1%
Monthly Interest
$1,693/mo
Down Payment5% of $182,500 purchase
$9,125+
Origination Fee1 pts on $203,375 loan
$2,500+
Closing Costs5% of purchase
$9,125=
Cash to First Close
$20,750Holding Period — 6 Months
HML Interest9.99% IO · $1,693/mo × 6$10,159
Property Taxes$419/mo × 6$2,512
Insurance$177/mo × 6$1,063
Total Holding Costs$13,733
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$257,000−
HML Principal Payofffull IO loan balance
$203,375−
Closing Costs3.5% of sale price
$8,995−
Realtor Commission6% of sale price
$15,420=
Net Proceeds to You
$29,210Deal Summary
Net Proceeds at Closing
$29,210−
Cash to First Close
$20,750−
Holding Costs (6 mo)
$13,733−
Contingency Reserve
$3,000=
NET PROFIT
−$8,273Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $172,299 | −$10,201 |
| 15% | $170,743 | −$11,757 |
| 20% ← | $169,209 | −$13,291 |
| 25% | $167,696 | −$14,804 |
| 30% | $166,205 | −$16,295 |
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
0.985x
DSCR
Monthly Cash Flow
−$19/mo
Cash-on-Cash Yr 1
-0.5%
$44,735 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$203,375
Purchase (95% LTV)
$173,375
Rehab (100%)
$30,000
Loan-to-ARV
79.1%
Monthly Interest
$1,693/mo
Down Payment5% of $182,500 purchase
$9,125+
Origination Fee1 pts on $203,375 loan
$2,500+
Closing Costs5% of purchase
$9,125=
Cash to First Close
$20,750Holding Period — 2 Months
HML Interest9.99% IO · $1,693/mo × 2$3,386
Property Taxes$419/mo × 2$837
Insurance$177/mo × 2$354
Total Holding Costs$4,578
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$192,750−
HML Principal Payofffull IO loan balance
$203,375−
Origination Fee1 pts on $192,750
$1,928−
Closing Coststitle / appraisal / escrow
$3,855=
Cash to Bring to Close
−$16,408Deal Summary
Cash to First Close
$20,750+
Holding Costs (2 mo)
$4,578+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$16,408=
Capital Left in Deal
$44,735Equity Position — Day 1 Post-Refi
ARV
$257,000−
DSCR Loan Balance
$192,750=
Equity in Property
$64,250 (25.0%)−
Capital Left in Deal
$44,735=
Value Created
$19,515$64,250 equity on $44,735 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,127−
Property Taxes
$419−
Insurance
$177−
Maintenance (6% rent)
$128−
Management (6% rent)
$128=
OpEx Subtotal
$851=
Net Operating Income
$1,276−
DSCR P&I
$1,295/mo=
Net Cash Flow
−$19/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$192,750
Monthly P&I$1,295/mo
Net Cash Flow−$19/mo
Cash Still Required−$16,408
DSCR
0.985x✗ Fail
Lender DSCR
1.125x✓ Pass
No Cash-Out
75.0% LTV — capped short $16,408
Loan Amount$192,750
Monthly P&I$1,295/mo
Net Cash Flow−$19/mo
Cash Still Required−$16,408
DSCR
0.985x✗ Fail
Lender DSCR
1.125x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,149/mo | +$22 needed |
| 1.10x | $2,296/mo | +$169 needed |
| 1.20x | $2,443/mo | +$316 needed |
| 1.30x ← | $2,590/mo | +$463 needed |
| 1.40x | $2,738/mo | +$611 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
0.985x
DSCR
Monthly Cash Flow
−$19/mo
Cash-on-Cash Yr 1
-0.6%
$38,849 left in deal
Acquisition Event — First Close
Purchase Price
$182,500+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$9,125=
Total Cash to First Close
$221,625Holding Period — 2 Months
Property Taxes$419/mo × 2$837
Insurance$177/mo × 2$354
Total Holding Costs$1,191
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$192,750−
Origination Fee1 pts on $192,750
$1,928−
Closing Coststitle / appraisal / escrow
$3,855=
Net Cash Recovered
$186,968Deal Summary
Total Cash to First Close
$221,625+
Holding Costs (2 mo)
$1,191+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$186,968=
Capital Left in Deal
$38,849Equity Position — Day 1 Post-Refi
ARV
$257,000−
DSCR Loan Balance
$192,750=
Equity in Property
$64,250 (25.0%)−
Capital Left in Deal
$38,849=
Value Created
$25,401$64,250 equity on $38,849 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,127−
Property Taxes
$419−
Insurance
$177−
Maintenance (6% rent)
$128−
Management (6% rent)
$128=
OpEx Subtotal
$851=
Net Operating Income
$1,276−
DSCR P&I
$1,295/mo=
Net Cash Flow
−$19/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$192,750
Monthly P&I$1,295/mo
Net Cash Flow−$19/mo
Cash Still Required−$38,849
DSCR
0.985x✗ Fail
Lender DSCR
1.125x✓ Pass
No Cash-Out
75.0% LTV — capped short $38,849
Loan Amount$192,750
Monthly P&I$1,295/mo
Net Cash Flow−$19/mo
Cash Still Required−$38,849
DSCR
0.985x✗ Fail
Lender DSCR
1.125x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,149/mo | +$22 needed |
| 1.10x | $2,296/mo | +$169 needed |
| 1.20x | $2,443/mo | +$316 needed |
| 1.30x ← | $2,590/mo | +$463 needed |
| 1.40x | $2,738/mo | +$611 needed |