13330 Chimney Sweep Dr, Houston, TX 77041
3bd / 1ba · 1,225 sqft · built 1980 · Single Family (SFR)Analyzed May 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-117.8%
Flip ROI
Cash to First Close
$17,000
what you bring day 1
Net Profit
−$38,355
Max Bid @ 20%
$106,551
−$38,355 profit ÷ $32,555 total invested = -117.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,750
Purchase (95% LTV)
$137,750
Rehab (100%)
$40,000
Loan-to-ARV
93.6%
Monthly Interest
$1,480/mo
Down Payment5% of $145,000 purchase
$7,250+
Origination Fee1 pts on $177,750 loan
$2,500+
Closing Costs5% of purchase
$7,250=
Cash to First Close
$17,000Holding Period — 6 Months
HML Interest9.99% IO · $1,480/mo × 6$8,879
Property Taxes$292/mo × 6$1,752
Insurance$154/mo × 6$925
Total Holding Costs$11,555
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$190,000−
HML Principal Payofffull IO loan balance
$177,750−
Closing Costs3.5% of sale price
$6,650−
Realtor Commission6% of sale price
$11,400=
Net Proceeds to You
−$5,800Deal Summary
Net Proceeds at Closing
−$5,800−
Cash to First Close
$17,000−
Holding Costs (6 mo)
$11,555−
Contingency Reserve
$4,000=
NET PROFIT
−$38,355Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $108,820 | −$36,180 |
| 15% | $107,678 | −$37,322 |
| 20% ← | $106,551 | −$38,449 |
| 25% | $105,440 | −$39,560 |
| 30% | $104,344 | −$40,656 |
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
0.943x
DSCR
Monthly Cash Flow
−$55/mo
Cash-on-Cash Yr 1
-1.0%
$64,377 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,750
Purchase (95% LTV)
$137,750
Rehab (100%)
$40,000
Loan-to-ARV
93.6%
Monthly Interest
$1,480/mo
Down Payment5% of $145,000 purchase
$7,250+
Origination Fee1 pts on $177,750 loan
$2,500+
Closing Costs5% of purchase
$7,250=
Cash to First Close
$17,000Holding Period — 2 Months
HML Interest9.99% IO · $1,480/mo × 2$2,960
Property Taxes$292/mo × 2$584
Insurance$154/mo × 2$308
Total Holding Costs$3,852
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$142,500−
HML Principal Payofffull IO loan balance
$177,750−
Origination Fee1 pts on $142,500
$1,425−
Closing Coststitle / appraisal / escrow
$2,850=
Cash to Bring to Close
−$39,525Deal Summary
Cash to First Close
$17,000+
Holding Costs (2 mo)
$3,852+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$39,525=
Capital Left in Deal
$64,377Equity Position — Day 1 Post-Refi
ARV
$190,000−
DSCR Loan Balance
$142,500=
Equity in Property
$47,500 (25.0%)−
Capital Left in Deal
$64,377=
Value Created
−$16,877$47,500 equity on $64,377 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,533−
Property Taxes
$292−
Insurance
$154−
Maintenance (6% rent)
$92−
Management (6% rent)
$92=
OpEx Subtotal
$630=
Net Operating Income
$903−
DSCR P&I
$958/mo=
Net Cash Flow
−$55/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$142,500
Monthly P&I$958/mo
Net Cash Flow−$55/mo
Cash Still Required−$39,525
DSCR
0.943x✗ Fail
Lender DSCR
1.092x✓ Pass
No Cash-Out
75.0% LTV — capped short $39,525
Loan Amount$142,500
Monthly P&I$958/mo
Net Cash Flow−$55/mo
Cash Still Required−$39,525
DSCR
0.943x✗ Fail
Lender DSCR
1.092x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,595/mo | +$62 needed |
| 1.10x | $1,704/mo | +$171 needed |
| 1.20x | $1,813/mo | +$280 needed |
| 1.30x ← | $1,922/mo | +$389 needed |
| 1.40x | $2,030/mo | +$497 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
0.943x
DSCR
Monthly Cash Flow
−$55/mo
Cash-on-Cash Yr 1
-1.1%
$58,917 left in deal
Acquisition Event — First Close
Purchase Price
$145,000+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$7,250=
Total Cash to First Close
$192,250Holding Period — 2 Months
Property Taxes$292/mo × 2$584
Insurance$154/mo × 2$308
Total Holding Costs$892
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$142,500−
Origination Fee1 pts on $142,500
$1,425−
Closing Coststitle / appraisal / escrow
$2,850=
Net Cash Recovered
$138,225Deal Summary
Total Cash to First Close
$192,250+
Holding Costs (2 mo)
$892+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$138,225=
Capital Left in Deal
$58,917Equity Position — Day 1 Post-Refi
ARV
$190,000−
DSCR Loan Balance
$142,500=
Equity in Property
$47,500 (25.0%)−
Capital Left in Deal
$58,917=
Value Created
−$11,417$47,500 equity on $58,917 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,533−
Property Taxes
$292−
Insurance
$154−
Maintenance (6% rent)
$92−
Management (6% rent)
$92=
OpEx Subtotal
$630=
Net Operating Income
$903−
DSCR P&I
$958/mo=
Net Cash Flow
−$55/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$142,500
Monthly P&I$958/mo
Net Cash Flow−$55/mo
Cash Still Required−$58,917
DSCR
0.943x✗ Fail
Lender DSCR
1.092x✓ Pass
No Cash-Out
75.0% LTV — capped short $58,917
Loan Amount$142,500
Monthly P&I$958/mo
Net Cash Flow−$55/mo
Cash Still Required−$58,917
DSCR
0.943x✗ Fail
Lender DSCR
1.092x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,595/mo | +$62 needed |
| 1.10x | $1,704/mo | +$171 needed |
| 1.20x | $1,813/mo | +$280 needed |
| 1.30x ← | $1,922/mo | +$389 needed |
| 1.40x | $2,030/mo | +$497 needed |