15047 Tramore Dr, Houston, TX 77083
3,262 sqft · built 1985 · Single Family (SFR)Analyzed Jun 24, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-19.6%
Flip ROI
Cash to First Close
$25,785
what you bring day 1
Net Profit
−$10,002
Max Bid @ 20%
$212,350
−$10,002 profit ÷ $50,968 total invested = -19.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$278,499
Purchase (95% LTV)
$218,499
Rehab (100%)
$60,000
Loan-to-ARV
78.9%
Monthly Interest
$2,319/mo
Down Payment5% of $229,999 purchase
$11,500+
Origination Fee1 pts on $278,499 loan
$2,785+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,785Holding Period — 6 Months
HML Interest9.99% IO · $2,319/mo × 6$13,911
Property Taxes$637/mo × 6$3,823
Insurance$242/mo × 6$1,450
Total Holding Costs$19,184
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$353,000−
HML Principal Payofffull IO loan balance
$278,499−
Closing Costs3.5% of sale price
$12,355−
Realtor Commission6% of sale price
$21,180=
Net Proceeds to You
$40,966Deal Summary
Net Proceeds at Closing
$40,966−
Cash to First Close
$25,785−
Holding Costs (6 mo)
$19,184−
Contingency Reserve
$6,000=
NET PROFIT
−$10,002Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $216,615 | −$13,384 |
| 15% | $214,467 | −$15,532 |
| 20% ← | $212,350 | −$17,649 |
| 25% | $210,263 | −$19,736 |
| 30% | $208,205 | −$21,794 |
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
0.743x
DSCR
Monthly Cash Flow
−$458/mo
Cash-on-Cash Yr 1
-9.2%
$59,871 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$278,499
Purchase (95% LTV)
$218,499
Rehab (100%)
$60,000
Loan-to-ARV
78.9%
Monthly Interest
$2,319/mo
Down Payment5% of $229,999 purchase
$11,500+
Origination Fee1 pts on $278,499 loan
$2,785+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,785Holding Period — 2 Months
HML Interest9.99% IO · $2,319/mo × 2$4,637
Property Taxes$637/mo × 2$1,274
Insurance$242/mo × 2$483
Total Holding Costs$6,395
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$264,750−
HML Principal Payofffull IO loan balance
$278,499−
Origination Fee1 pts on $264,750
$2,648−
Closing Coststitle / appraisal / escrow
$5,295=
Cash to Bring to Close
−$21,692Deal Summary
Cash to First Close
$25,785+
Holding Costs (2 mo)
$6,395+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$21,692=
Capital Left in Deal
$59,871Equity Position — Day 1 Post-Refi
ARV
$353,000−
DSCR Loan Balance
$264,750=
Equity in Property
$88,250 (25.0%)−
Capital Left in Deal
$59,871=
Value Created
$28,379$88,250 equity on $59,871 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,500−
Property Taxes
$637−
Insurance
$242−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$1,179=
Net Operating Income
$1,321−
DSCR P&I
$1,779/mo=
Net Cash Flow
−$458/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$264,750
Monthly P&I$1,779/mo
Net Cash Flow−$458/mo
Cash Still Required−$21,692
DSCR
0.743x✗ Fail
Lender DSCR
0.941x✗ Fail
No Cash-Out
75.0% LTV — capped short $21,692
Loan Amount$264,750
Monthly P&I$1,779/mo
Net Cash Flow−$458/mo
Cash Still Required−$21,692
DSCR
0.743x✗ Fail
Lender DSCR
0.941x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,020/mo | +$520 needed |
| 1.10x | $3,223/mo | +$723 needed |
| 1.20x | $3,425/mo | +$925 needed |
| 1.30x ← | $3,627/mo | +$1,127 needed |
| 1.40x | $3,829/mo | +$1,329 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
0.743x
DSCR
Monthly Cash Flow
−$458/mo
Cash-on-Cash Yr 1
-10.5%
$52,449 left in deal
Acquisition Event — First Close
Purchase Price
$229,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$11,500=
Total Cash to First Close
$301,499Holding Period — 2 Months
Property Taxes$637/mo × 2$1,274
Insurance$242/mo × 2$483
Total Holding Costs$1,757
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$264,750−
Origination Fee1 pts on $264,750
$2,648−
Closing Coststitle / appraisal / escrow
$5,295=
Net Cash Recovered
$256,808Deal Summary
Total Cash to First Close
$301,499+
Holding Costs (2 mo)
$1,757+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$256,808=
Capital Left in Deal
$52,449Equity Position — Day 1 Post-Refi
ARV
$353,000−
DSCR Loan Balance
$264,750=
Equity in Property
$88,250 (25.0%)−
Capital Left in Deal
$52,449=
Value Created
$35,801$88,250 equity on $52,449 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,500−
Property Taxes
$637−
Insurance
$242−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$1,179=
Net Operating Income
$1,321−
DSCR P&I
$1,779/mo=
Net Cash Flow
−$458/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$264,750
Monthly P&I$1,779/mo
Net Cash Flow−$458/mo
Cash Still Required−$52,449
DSCR
0.743x✗ Fail
Lender DSCR
0.941x✗ Fail
No Cash-Out
75.0% LTV — capped short $52,449
Loan Amount$264,750
Monthly P&I$1,779/mo
Net Cash Flow−$458/mo
Cash Still Required−$52,449
DSCR
0.743x✗ Fail
Lender DSCR
0.941x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,020/mo | +$520 needed |
| 1.10x | $3,223/mo | +$723 needed |
| 1.20x | $3,425/mo | +$925 needed |
| 1.30x ← | $3,627/mo | +$1,127 needed |
| 1.40x | $3,829/mo | +$1,329 needed |