13938 Sawmill Run Ln, Houston, TX 77044
4bd / 3ba · 3,471 sqft · built 2011 · Single Family (SFR)Analyzed Jun 26, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-59.5%
Flip ROI
Cash to First Close
$38,725
what you bring day 1
Net Profit
−$40,419
Max Bid @ 20%
$302,806
−$40,419 profit ÷ $67,930 total invested = -59.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$372,499
Purchase (95% LTV)
$332,499
Rehab (100%)
$40,000
Loan-to-ARV
84.3%
Monthly Interest
$3,101/mo
Down Payment5% of $349,999 purchase
$17,500+
Origination Fee1 pts on $372,499 loan
$3,725+
Closing Costs5% of purchase
$17,500=
Cash to First Close
$38,725Holding Period — 6 Months
HML Interest9.99% IO · $3,101/mo × 6$18,606
Property Taxes$775/mo × 6$4,649
Insurance$325/mo × 6$1,950
Total Holding Costs$25,205
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$442,000−
HML Principal Payofffull IO loan balance
$372,499−
Closing Costs3.5% of sale price
$15,470−
Realtor Commission6% of sale price
$26,520=
Net Proceeds to You
$27,511Deal Summary
Net Proceeds at Closing
$27,511−
Cash to First Close
$38,725−
Holding Costs (6 mo)
$25,205−
Contingency Reserve
$4,000=
NET PROFIT
−$40,419Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $308,150 | −$41,849 |
| 15% | $305,459 | −$44,540 |
| 20% ← | $302,806 | −$47,193 |
| 25% | $300,191 | −$49,808 |
| 30% | $297,612 | −$52,387 |
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
0.521x
DSCR
Monthly Cash Flow
−$1,068/mo
Cash-on-Cash Yr 1
-12.6%
$102,071 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$372,499
Purchase (95% LTV)
$332,499
Rehab (100%)
$40,000
Loan-to-ARV
84.3%
Monthly Interest
$3,101/mo
Down Payment5% of $349,999 purchase
$17,500+
Origination Fee1 pts on $372,499 loan
$3,725+
Closing Costs5% of purchase
$17,500=
Cash to First Close
$38,725Holding Period — 2 Months
HML Interest9.99% IO · $3,101/mo × 2$6,202
Property Taxes$775/mo × 2$1,550
Insurance$325/mo × 2$650
Total Holding Costs$8,402
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$331,500−
HML Principal Payofffull IO loan balance
$372,499−
Origination Fee1 pts on $331,500
$3,315−
Closing Coststitle / appraisal / escrow
$6,630=
Cash to Bring to Close
−$50,944Deal Summary
Cash to First Close
$38,725+
Holding Costs (2 mo)
$8,402+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$50,944=
Capital Left in Deal
$102,071Equity Position — Day 1 Post-Refi
ARV
$442,000−
DSCR Loan Balance
$331,500=
Equity in Property
$110,500 (25.0%)−
Capital Left in Deal
$102,071=
Value Created
$8,429$110,500 equity on $102,071 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,568−
Property Taxes
$775−
Insurance
$325−
Maintenance (6% rent)
$154−
Management (6% rent)
$154=
OpEx Subtotal
$1,408=
Net Operating Income
$1,160−
DSCR P&I
$2,228/mo=
Net Cash Flow
−$1,068/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$331,500
Monthly P&I$2,228/mo
Net Cash Flow−$1,068/mo
Cash Still Required−$50,944
DSCR
0.521x✗ Fail
Lender DSCR
0.772x✗ Fail
No Cash-Out
75.0% LTV — capped short $50,944
Loan Amount$331,500
Monthly P&I$2,228/mo
Net Cash Flow−$1,068/mo
Cash Still Required−$50,944
DSCR
0.521x✗ Fail
Lender DSCR
0.772x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,781/mo | +$1,213 needed |
| 1.10x | $4,034/mo | +$1,466 needed |
| 1.20x | $4,288/mo | +$1,720 needed |
| 1.30x ← | $4,541/mo | +$1,973 needed |
| 1.40x | $4,794/mo | +$2,226 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
0.521x
DSCR
Monthly Cash Flow
−$1,068/mo
Cash-on-Cash Yr 1
-13.9%
$92,143 left in deal
Acquisition Event — First Close
Purchase Price
$349,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$17,500=
Total Cash to First Close
$407,499Holding Period — 2 Months
Property Taxes$775/mo × 2$1,550
Insurance$325/mo × 2$650
Total Holding Costs$2,199
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$331,500−
Origination Fee1 pts on $331,500
$3,315−
Closing Coststitle / appraisal / escrow
$6,630=
Net Cash Recovered
$321,555Deal Summary
Total Cash to First Close
$407,499+
Holding Costs (2 mo)
$2,199+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$321,555=
Capital Left in Deal
$92,143Equity Position — Day 1 Post-Refi
ARV
$442,000−
DSCR Loan Balance
$331,500=
Equity in Property
$110,500 (25.0%)−
Capital Left in Deal
$92,143=
Value Created
$18,357$110,500 equity on $92,143 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,568−
Property Taxes
$775−
Insurance
$325−
Maintenance (6% rent)
$154−
Management (6% rent)
$154=
OpEx Subtotal
$1,408=
Net Operating Income
$1,160−
DSCR P&I
$2,228/mo=
Net Cash Flow
−$1,068/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$331,500
Monthly P&I$2,228/mo
Net Cash Flow−$1,068/mo
Cash Still Required−$92,143
DSCR
0.521x✗ Fail
Lender DSCR
0.772x✗ Fail
No Cash-Out
75.0% LTV — capped short $92,143
Loan Amount$331,500
Monthly P&I$2,228/mo
Net Cash Flow−$1,068/mo
Cash Still Required−$92,143
DSCR
0.521x✗ Fail
Lender DSCR
0.772x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,781/mo | +$1,213 needed |
| 1.10x | $4,034/mo | +$1,466 needed |
| 1.20x | $4,288/mo | +$1,720 needed |
| 1.30x ← | $4,541/mo | +$1,973 needed |
| 1.40x | $4,794/mo | +$2,226 needed |