13410 Vestavia Ct, Houston, TX 77069
4bd / 2.5ba · 2,880 sqft · built 1976 · Single FamilyAnalyzed Jul 30, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
206.0%
Flip ROI
Cash to First Close
$22,000
what you bring day 1
Net Profit
$79,616
Max Bid @ 20%
$258,235
$79,616 profit ÷ $38,649 total invested = 206.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$210,250
Purchase (95% LTV)
$185,250
Rehab (100%)
$25,000
Loan-to-ARV
57.9%
Monthly Interest
$1,750/mo
Down Payment5% of $195,000 purchase
$9,750+
Origination Fee1 pts on $210,250 loan
$2,500+
Closing Costs5% of purchase
$9,750=
Cash to First Close
$22,000Holding Period — 6 Months
HML Interest9.99% IO · $1,750/mo × 6$10,502
Property Taxes$425/mo × 6$2,548
Insurance$183/mo × 6$1,100
Total Holding Costs$14,149
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$363,000−
HML Principal Payofffull IO loan balance
$210,250−
Closing Costs3.5% of sale price
$12,705−
Realtor Commission6% of sale price
$21,780=
Net Proceeds to You
$118,265Deal Summary
Net Proceeds at Closing
$118,265−
Cash to First Close
$22,000−
Holding Costs (6 mo)
$14,149−
Contingency Reserve
$2,500=
NET PROFIT
$79,616Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $262,534 | ✓ ok |
| 15% | $260,369 | ✓ ok |
| 20% ← | $258,235 | ✓ ok |
| 25% | $256,131 | ✓ ok |
| 30% | $254,057 | ✓ 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
0.837x
DSCR
Monthly Cash Flow
−$299/mo
Cash-on-Cash Yr 1
N/A
−$24,616 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$210,250
Purchase (95% LTV)
$185,250
Rehab (100%)
$25,000
Loan-to-ARV
57.9%
Monthly Interest
$1,750/mo
Down Payment5% of $195,000 purchase
$9,750+
Origination Fee1 pts on $210,250 loan
$2,500+
Closing Costs5% of purchase
$9,750=
Cash to First Close
$22,000Holding Period — 2 Months
HML Interest9.99% IO · $1,750/mo × 2$3,501
Property Taxes$425/mo × 2$849
Insurance$183/mo × 2$367
Total Holding Costs$4,716
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$272,250−
HML Principal Payofffull IO loan balance
$210,250−
Origination Fee1 pts on $272,250
$2,723−
Closing Coststitle / appraisal / escrow
$5,445=
Cash Back to You
+$53,833Deal Summary
Cash to First Close
$22,000+
Holding Costs (2 mo)
$4,716+
Contingency Reserve
$2,500−
Cash Back at Refi
−$53,833=
Capital Left in Deal
−$24,616Equity Position — Day 1 Post-Refi
ARV
$363,000−
DSCR Loan Balance
$272,250=
Equity in Property
$90,750 (25.0%)−
Capital Left in Deal
−$24,616=
Value Created
$115,366Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,430−
Property Taxes
$425−
Insurance
$183−
Maintenance (6% rent)
$146−
Management (6% rent)
$146=
OpEx Subtotal
$900=
Net Operating Income
$1,530−
DSCR P&I
$1,830/mo=
Net Cash Flow
−$299/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$272,250
Monthly P&I$1,830/mo
Net Cash Flow−$299/mo
Cash Back at Refi+$53,833
DSCR
0.837x✗ Fail
Lender DSCR
0.997x✗ Fail
No Cash-Out
59.7% LTV — breakeven refi
Loan Amount$216,753
Monthly P&I$1,457/mo
Net Cash Flow$74/mo
Cash Back at Refi+$0
DSCR
1.051x✗ Fail
Lender DSCR
1.177x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,770/mo | +$340 needed |
| 1.10x | $2,978/mo | +$548 needed |
| 1.20x | $3,186/mo | +$756 needed |
| 1.30x ← | $3,394/mo | +$964 needed |
| 1.40x | $3,602/mo | +$1,172 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
0.837x
DSCR
Monthly Cash Flow
−$299/mo
Cash-on-Cash Yr 1
N/A
−$30,617 left in deal
Acquisition Event — First Close
Purchase Price
$195,000+
Rehab Budget
$25,000+
Closing Costs5% of purchase
$9,750=
Total Cash to First Close
$229,750Holding Period — 2 Months
Property Taxes$425/mo × 2$849
Insurance$183/mo × 2$367
Total Holding Costs$1,216
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$272,250−
Origination Fee1 pts on $272,250
$2,723−
Closing Coststitle / appraisal / escrow
$5,445=
Net Cash Recovered
$264,083Deal Summary
Total Cash to First Close
$229,750+
Holding Costs (2 mo)
$1,216+
Contingency Reserve
$2,500−
Net Cash Recovered at Refi
$264,083=
Capital Left in Deal
−$30,617Equity Position — Day 1 Post-Refi
ARV
$363,000−
DSCR Loan Balance
$272,250=
Equity in Property
$90,750 (25.0%)−
Capital Left in Deal
−$30,617=
Value Created
$121,367Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,430−
Property Taxes
$425−
Insurance
$183−
Maintenance (6% rent)
$146−
Management (6% rent)
$146=
OpEx Subtotal
$900=
Net Operating Income
$1,530−
DSCR P&I
$1,830/mo=
Net Cash Flow
−$299/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$272,250
Monthly P&I$1,830/mo
Net Cash Flow−$299/mo
Cash Back at Refi+$30,617
DSCR
0.837x✗ Fail
Lender DSCR
0.997x✗ Fail
No Cash-Out
66.3% LTV — breakeven refi
Loan Amount$240,686
Monthly P&I$1,617/mo
Net Cash Flow−$87/mo
Cash Back at Refi+$0
DSCR
0.946x✗ Fail
Lender DSCR
1.092x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,770/mo | +$340 needed |
| 1.10x | $2,978/mo | +$548 needed |
| 1.20x | $3,186/mo | +$756 needed |
| 1.30x ← | $3,394/mo | +$964 needed |
| 1.40x | $3,602/mo | +$1,172 needed |