16027 Lakestone Dr, Tomball, TX 77377
3bd / 2.5ba · 2,267 sqft · built 1989 · Single Family (SFR)Analyzed May 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-7.4%
Flip ROI
Cash to First Close
$25,500
what you bring day 1
Net Profit
−$3,305
Max Bid @ 20%
$219,336
−$3,305 profit ÷ $44,880 total invested = -7.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$243,500
Purchase (95% LTV)
$218,500
Rehab (100%)
$25,000
Loan-to-ARV
77.3%
Monthly Interest
$2,027/mo
Down Payment5% of $230,000 purchase
$11,500+
Origination Fee1 pts on $243,500 loan
$2,500+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,500Holding Period — 6 Months
HML Interest9.99% IO · $2,027/mo × 6$12,163
Property Taxes$574/mo × 6$3,442
Insurance$213/mo × 6$1,275
Total Holding Costs$16,880
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$315,000−
HML Principal Payofffull IO loan balance
$243,500−
Closing Costs3.5% of sale price
$11,025−
Realtor Commission6% of sale price
$18,900=
Net Proceeds to You
$41,575Deal Summary
Net Proceeds at Closing
$41,575−
Cash to First Close
$25,500−
Holding Costs (6 mo)
$16,880−
Contingency Reserve
$2,500=
NET PROFIT
−$3,305Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $223,156 | −$6,844 |
| 15% | $221,232 | −$8,768 |
| 20% ← | $219,336 | −$10,664 |
| 25% | $217,467 | −$12,533 |
| 30% | $215,624 | −$14,376 |
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
0.801x
DSCR
Monthly Cash Flow
−$316/mo
Cash-on-Cash Yr 1
-7.9%
$47,964 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$243,500
Purchase (95% LTV)
$218,500
Rehab (100%)
$25,000
Loan-to-ARV
77.3%
Monthly Interest
$2,027/mo
Down Payment5% of $230,000 purchase
$11,500+
Origination Fee1 pts on $243,500 loan
$2,500+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,500Holding Period — 2 Months
HML Interest9.99% IO · $2,027/mo × 2$4,054
Property Taxes$574/mo × 2$1,147
Insurance$213/mo × 2$425
Total Holding Costs$5,627
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$236,250−
HML Principal Payofffull IO loan balance
$243,500−
Origination Fee1 pts on $236,250
$2,363−
Closing Coststitle / appraisal / escrow
$4,725=
Cash to Bring to Close
−$14,338Deal Summary
Cash to First Close
$25,500+
Holding Costs (2 mo)
$5,627+
Contingency Reserve
$2,500−
Cash to Bring at Refi
+$14,338=
Capital Left in Deal
$47,964Equity Position — Day 1 Post-Refi
ARV
$315,000−
DSCR Loan Balance
$236,250=
Equity in Property
$78,750 (25.0%)−
Capital Left in Deal
$47,964=
Value Created
$30,786$78,750 equity on $47,964 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,339−
Property Taxes
$574−
Insurance
$213−
Maintenance (6% rent)
$140−
Management (6% rent)
$140=
OpEx Subtotal
$1,067=
Net Operating Income
$1,272−
DSCR P&I
$1,588/mo=
Net Cash Flow
−$316/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$316/mo
Cash Still Required−$14,338
DSCR
0.801x✗ Fail
Lender DSCR
0.985x✗ Fail
No Cash-Out
75.0% LTV — capped short $14,338
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$316/mo
Cash Still Required−$14,338
DSCR
0.801x✗ Fail
Lender DSCR
0.985x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,698/mo | +$359 needed |
| 1.10x | $2,878/mo | +$539 needed |
| 1.20x | $3,058/mo | +$719 needed |
| 1.30x ← | $3,239/mo | +$900 needed |
| 1.40x | $3,419/mo | +$1,080 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
0.801x
DSCR
Monthly Cash Flow
−$316/mo
Cash-on-Cash Yr 1
-9.1%
$41,410 left in deal
Acquisition Event — First Close
Purchase Price
$230,000+
Rehab Budget
$25,000+
Closing Costs5% of purchase
$11,500=
Total Cash to First Close
$266,500Holding Period — 2 Months
Property Taxes$574/mo × 2$1,147
Insurance$213/mo × 2$425
Total Holding Costs$1,572
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$236,250−
Origination Fee1 pts on $236,250
$2,363−
Closing Coststitle / appraisal / escrow
$4,725=
Net Cash Recovered
$229,163Deal Summary
Total Cash to First Close
$266,500+
Holding Costs (2 mo)
$1,572+
Contingency Reserve
$2,500−
Net Cash Recovered at Refi
$229,163=
Capital Left in Deal
$41,410Equity Position — Day 1 Post-Refi
ARV
$315,000−
DSCR Loan Balance
$236,250=
Equity in Property
$78,750 (25.0%)−
Capital Left in Deal
$41,410=
Value Created
$37,340$78,750 equity on $41,410 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,339−
Property Taxes
$574−
Insurance
$213−
Maintenance (6% rent)
$140−
Management (6% rent)
$140=
OpEx Subtotal
$1,067=
Net Operating Income
$1,272−
DSCR P&I
$1,588/mo=
Net Cash Flow
−$316/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$316/mo
Cash Still Required−$41,410
DSCR
0.801x✗ Fail
Lender DSCR
0.985x✗ Fail
No Cash-Out
75.0% LTV — capped short $41,410
Loan Amount$236,250
Monthly P&I$1,588/mo
Net Cash Flow−$316/mo
Cash Still Required−$41,410
DSCR
0.801x✗ Fail
Lender DSCR
0.985x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,698/mo | +$359 needed |
| 1.10x | $2,878/mo | +$539 needed |
| 1.20x | $3,058/mo | +$719 needed |
| 1.30x ← | $3,239/mo | +$900 needed |
| 1.40x | $3,419/mo | +$1,080 needed |