15106 Cypress Green Dr, Cypress, TX 77429
3bd / 2ba · 1,522 sqft · built 1978 · Single Family (SFR)Analyzed May 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
-33.6%
Flip ROI
Cash to First Close
$18,500
what you bring day 1
Net Profit
−$11,395
Max Bid @ 20%
$144,728
−$11,395 profit ÷ $33,881 total invested = -33.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$191,999
Purchase (95% LTV)
$151,999
Rehab (100%)
$40,000
Loan-to-ARV
81.0%
Monthly Interest
$1,598/mo
Down Payment5% of $159,999 purchase
$8,000+
Origination Fee1 pts on $191,999 loan
$2,500+
Closing Costs5% of purchase
$8,000=
Cash to First Close
$18,500Holding Period — 6 Months
HML Interest9.99% IO · $1,598/mo × 6$9,590
Property Taxes$132/mo × 6$791
Insurance$167/mo × 6$1,000
Total Holding Costs$11,381
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$237,000−
HML Principal Payofffull IO loan balance
$191,999−
Closing Costs3.5% of sale price
$8,295−
Realtor Commission6% of sale price
$14,220=
Net Proceeds to You
$22,486Deal Summary
Net Proceeds at Closing
$22,486−
Cash to First Close
$18,500−
Holding Costs (6 mo)
$11,381−
Contingency Reserve
$4,000=
NET PROFIT
−$11,395Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $147,461 | −$12,538 |
| 15% | $146,085 | −$13,914 |
| 20% ← | $144,728 | −$15,271 |
| 25% | $143,391 | −$16,608 |
| 30% | $142,072 | −$17,927 |
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
1.132x
DSCR
Monthly Cash Flow
$158/mo
Cash-on-Cash Yr 1
4.1%
$45,875 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$191,999
Purchase (95% LTV)
$151,999
Rehab (100%)
$40,000
Loan-to-ARV
81.0%
Monthly Interest
$1,598/mo
Down Payment5% of $159,999 purchase
$8,000+
Origination Fee1 pts on $191,999 loan
$2,500+
Closing Costs5% of purchase
$8,000=
Cash to First Close
$18,500Holding Period — 2 Months
HML Interest9.99% IO · $1,598/mo × 2$3,197
Property Taxes$132/mo × 2$264
Insurance$167/mo × 2$333
Total Holding Costs$3,794
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$177,750−
HML Principal Payofffull IO loan balance
$191,999−
Origination Fee1 pts on $177,750
$1,778−
Closing Coststitle / appraisal / escrow
$3,555=
Cash to Bring to Close
−$19,582Deal Summary
Cash to First Close
$18,500+
Holding Costs (2 mo)
$3,794+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$19,582=
Capital Left in Deal
$45,875Equity Position — Day 1 Post-Refi
ARV
$237,000−
DSCR Loan Balance
$177,750=
Equity in Property
$59,250 (25.0%)−
Capital Left in Deal
$45,875=
Value Created
$13,375$59,250 equity on $45,875 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,876−
Property Taxes
$132−
Insurance
$167−
Maintenance (6% rent)
$113−
Management (6% rent)
$113=
OpEx Subtotal
$524=
Net Operating Income
$1,352−
DSCR P&I
$1,195/mo=
Net Cash Flow
$158/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$158/mo
Cash Still Required−$19,582
DSCR
1.132x✗ Fail
Lender DSCR
1.257x✓ Pass
No Cash-Out
75.0% LTV — capped short $19,582
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$158/mo
Cash Still Required−$19,582
DSCR
1.132x✗ Fail
Lender DSCR
1.257x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,697/mo | ✓ met |
| 1.10x | $1,832/mo | ✓ met |
| 1.20x | $1,968/mo | +$92 needed |
| 1.30x ← | $2,104/mo | +$228 needed |
| 1.40x | $2,240/mo | +$364 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
1.132x
DSCR
Monthly Cash Flow
$158/mo
Cash-on-Cash Yr 1
4.7%
$40,178 left in deal
Acquisition Event — First Close
Purchase Price
$159,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$8,000=
Total Cash to First Close
$207,999Holding Period — 2 Months
Property Taxes$132/mo × 2$264
Insurance$167/mo × 2$333
Total Holding Costs$597
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$177,750−
Origination Fee1 pts on $177,750
$1,778−
Closing Coststitle / appraisal / escrow
$3,555=
Net Cash Recovered
$172,418Deal Summary
Total Cash to First Close
$207,999+
Holding Costs (2 mo)
$597+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$172,418=
Capital Left in Deal
$40,178Equity Position — Day 1 Post-Refi
ARV
$237,000−
DSCR Loan Balance
$177,750=
Equity in Property
$59,250 (25.0%)−
Capital Left in Deal
$40,178=
Value Created
$19,072$59,250 equity on $40,178 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,876−
Property Taxes
$132−
Insurance
$167−
Maintenance (6% rent)
$113−
Management (6% rent)
$113=
OpEx Subtotal
$524=
Net Operating Income
$1,352−
DSCR P&I
$1,195/mo=
Net Cash Flow
$158/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$158/mo
Cash Still Required−$40,178
DSCR
1.132x✗ Fail
Lender DSCR
1.257x✓ Pass
No Cash-Out
75.0% LTV — capped short $40,178
Loan Amount$177,750
Monthly P&I$1,195/mo
Net Cash Flow$158/mo
Cash Still Required−$40,178
DSCR
1.132x✗ Fail
Lender DSCR
1.257x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,697/mo | ✓ met |
| 1.10x | $1,832/mo | ✓ met |
| 1.20x | $1,968/mo | +$92 needed |
| 1.30x ← | $2,104/mo | +$228 needed |
| 1.40x | $2,240/mo | +$364 needed |