1336 Chardonnay Dr, Houston, TX 77077
2bd / 2ba · 1,466 sqft · built 1977 · Single Family (SFR)Analyzed Apr 20, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
20.7%
Flip ROI
Cash to First Close
$18,000
what you bring day 1
Net Profit
$6,370
Max Bid @ 20%
$156,045
$6,370 profit ÷ $30,720 total invested = 20.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$169,250
Purchase (95% LTV)
$147,250
Rehab (100%)
$22,000
Loan-to-ARV
74.2%
Monthly Interest
$1,409/mo
Down Payment5% of $155,000 purchase
$7,750+
Origination Fee1 pts on $169,250 loan
$2,500+
Closing Costs5% of purchase
$7,750=
Cash to First Close
$18,000Holding Period — 6 Months
HML Interest9.99% IO · $1,409/mo × 6$8,454
Property Taxes$197/mo × 6$1,181
Insurance$148/mo × 6$885
Total Holding Costs$10,520
Contingency Reserve10% of rehab — held, not at first close$2,200
Sale Event — Second Close
Sale Price (ARV)
$228,000−
HML Principal Payofffull IO loan balance
$169,250−
Closing Costs3.5% of sale price
$7,980−
Realtor Commission6% of sale price
$13,680=
Net Proceeds to You
$37,090Deal Summary
Net Proceeds at Closing
$37,090−
Cash to First Close
$18,000−
Holding Costs (6 mo)
$10,520−
Contingency Reserve
$2,200=
NET PROFIT
$6,370Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $158,711 | ✓ ok |
| 15% | $157,368 | ✓ ok |
| 20% ← | $156,045 | ✓ ok |
| 25% | $154,740 | −$260 |
| 30% | $153,453 | −$1,547 |
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
0.961x
DSCR
Monthly Cash Flow
−$45/mo
Cash-on-Cash Yr 1
-2.0%
$27,087 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$169,250
Purchase (95% LTV)
$147,250
Rehab (100%)
$22,000
Loan-to-ARV
74.2%
Monthly Interest
$1,409/mo
Down Payment5% of $155,000 purchase
$7,750+
Origination Fee1 pts on $169,250 loan
$2,500+
Closing Costs5% of purchase
$7,750=
Cash to First Close
$18,000Holding Period — 2 Months
HML Interest9.99% IO · $1,409/mo × 2$2,818
Property Taxes$197/mo × 2$394
Insurance$148/mo × 2$295
Total Holding Costs$3,507
Contingency Reserve10% of rehab — held, not at first close$2,200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$171,000−
HML Principal Payofffull IO loan balance
$169,250−
Origination Fee1 pts on $171,000
$1,710−
Closing Coststitle / appraisal / escrow
$3,420=
Cash to Bring to Close
−$3,380Deal Summary
Cash to First Close
$18,000+
Holding Costs (2 mo)
$3,507+
Contingency Reserve
$2,200−
Cash to Bring at Refi
+$3,380=
Capital Left in Deal
$27,087Equity Position — Day 1 Post-Refi
ARV
$228,000−
DSCR Loan Balance
$171,000=
Equity in Property
$57,000 (25.0%)−
Capital Left in Deal
$27,087=
Value Created
$29,913$57,000 equity on $27,087 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,646−
Property Taxes
$197−
Insurance
$148−
Maintenance (6% rent)
$99−
Management (6% rent)
$99=
OpEx Subtotal
$542=
Net Operating Income
$1,104−
DSCR P&I
$1,149/mo=
Net Cash Flow
−$45/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$171,000
Monthly P&I$1,149/mo
Net Cash Flow−$45/mo
Cash Still Required−$3,380
DSCR
0.961x✗ Fail
Lender DSCR
1.102x✓ Pass
No Cash-Out
75.0% LTV — capped short $3,380
Loan Amount$171,000
Monthly P&I$1,149/mo
Net Cash Flow−$45/mo
Cash Still Required−$3,380
DSCR
0.961x✗ Fail
Lender DSCR
1.102x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,697/mo | +$51 needed |
| 1.10x | $1,828/mo | +$182 needed |
| 1.20x | $1,958/mo | +$312 needed |
| 1.30x ← | $2,089/mo | +$443 needed |
| 1.40x | $2,219/mo | +$573 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
0.961x
DSCR
Monthly Cash Flow
−$45/mo
Cash-on-Cash Yr 1
-2.5%
$21,769 left in deal
Acquisition Event — First Close
Purchase Price
$155,000+
Rehab Budget
$22,000+
Closing Costs5% of purchase
$7,750=
Total Cash to First Close
$184,750Holding Period — 2 Months
Property Taxes$197/mo × 2$394
Insurance$148/mo × 2$295
Total Holding Costs$689
Contingency Reserve10% of rehab — held, not at first close$2,200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$171,000−
Origination Fee1 pts on $171,000
$1,710−
Closing Coststitle / appraisal / escrow
$3,420=
Net Cash Recovered
$165,870Deal Summary
Total Cash to First Close
$184,750+
Holding Costs (2 mo)
$689+
Contingency Reserve
$2,200−
Net Cash Recovered at Refi
$165,870=
Capital Left in Deal
$21,769Equity Position — Day 1 Post-Refi
ARV
$228,000−
DSCR Loan Balance
$171,000=
Equity in Property
$57,000 (25.0%)−
Capital Left in Deal
$21,769=
Value Created
$35,232$57,000 equity on $21,769 deployed = 2.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,646−
Property Taxes
$197−
Insurance
$148−
Maintenance (6% rent)
$99−
Management (6% rent)
$99=
OpEx Subtotal
$542=
Net Operating Income
$1,104−
DSCR P&I
$1,149/mo=
Net Cash Flow
−$45/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$171,000
Monthly P&I$1,149/mo
Net Cash Flow−$45/mo
Cash Still Required−$21,769
DSCR
0.961x✗ Fail
Lender DSCR
1.102x✓ Pass
No Cash-Out
75.0% LTV — capped short $21,769
Loan Amount$171,000
Monthly P&I$1,149/mo
Net Cash Flow−$45/mo
Cash Still Required−$21,769
DSCR
0.961x✗ Fail
Lender DSCR
1.102x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,697/mo | +$51 needed |
| 1.10x | $1,828/mo | +$182 needed |
| 1.20x | $1,958/mo | +$312 needed |
| 1.30x ← | $2,089/mo | +$443 needed |
| 1.40x | $2,219/mo | +$573 needed |