16122 Spinnaker Dr, Crosby, TX 77532
4bd / 2.5ba · 2,389 sqft · built 1978 · Single Family (SFR)Analyzed Jul 27, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
8.2%
Flip ROI
Cash to First Close
$16,995
what you bring day 1
Net Profit
$2,953
Max Bid @ 20%
$141,821
$2,953 profit ÷ $35,824 total invested = 8.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$197,428
Purchase (95% LTV)
$137,703
Rehab (100%)
$59,725
Loan-to-ARV
75.6%
Monthly Interest
$1,644/mo
Down Payment5% of $144,950 purchase
$7,248+
Origination Fee1 pts on $197,428 loan
$2,500+
Closing Costs5% of purchase
$7,248=
Cash to First Close
$16,995Holding Period — 6 Months
HML Interest9.99% IO · $1,644/mo × 6$9,862
Property Taxes$329/mo × 6$1,972
Insurance$171/mo × 6$1,023
Total Holding Costs$12,857
Contingency Reserve10% of rehab — held, not at first close$5,973
Sale Event — Second Close
Sale Price (ARV)
$261,000−
HML Principal Payofffull IO loan balance
$197,428−
Closing Costs3.5% of sale price
$9,135−
Realtor Commission6% of sale price
$15,660=
Net Proceeds to You
$38,778Deal Summary
Net Proceeds at Closing
$38,778−
Cash to First Close
$16,995−
Holding Costs (6 mo)
$12,857−
Contingency Reserve
$5,973=
NET PROFIT
$2,953Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $144,905 | −$45 |
| 15% | $143,352 | −$1,598 |
| 20% ← | $141,821 | −$3,129 |
| 25% | $140,311 | −$4,639 |
| 30% | $138,823 | −$6,127 |
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
1.134x
DSCR
Monthly Cash Flow
$176/mo
Cash-on-Cash Yr 1
6.1%
$34,803 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$197,428
Purchase (95% LTV)
$137,703
Rehab (100%)
$59,725
Loan-to-ARV
75.6%
Monthly Interest
$1,644/mo
Down Payment5% of $144,950 purchase
$7,248+
Origination Fee1 pts on $197,428 loan
$2,500+
Closing Costs5% of purchase
$7,248=
Cash to First Close
$16,995Holding Period — 2 Months
HML Interest9.99% IO · $1,644/mo × 2$3,287
Property Taxes$329/mo × 2$657
Insurance$171/mo × 2$341
Total Holding Costs$4,286
Contingency Reserve10% of rehab — held, not at first close$5,973
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$195,750−
HML Principal Payofffull IO loan balance
$197,428−
Origination Fee1 pts on $195,750
$1,958−
Closing Coststitle / appraisal / escrow
$3,915=
Cash to Bring to Close
−$7,550Deal Summary
Cash to First Close
$16,995+
Holding Costs (2 mo)
$4,286+
Contingency Reserve
$5,973−
Cash to Bring at Refi
+$7,550=
Capital Left in Deal
$34,803Equity Position — Day 1 Post-Refi
ARV
$261,000−
DSCR Loan Balance
$195,750=
Equity in Property
$65,250 (25.0%)−
Capital Left in Deal
$34,803=
Value Created
$30,447$65,250 equity on $34,803 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,262−
Property Taxes
$329−
Insurance
$171−
Maintenance (6% rent)
$136−
Management (6% rent)
$136=
OpEx Subtotal
$771=
Net Operating Income
$1,491−
DSCR P&I
$1,316/mo=
Net Cash Flow
$176/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow$176/mo
Cash Still Required−$7,550
DSCR
1.134x✗ Fail
Lender DSCR
1.246x✓ Pass
No Cash-Out
75.0% LTV — capped short $7,550
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow$176/mo
Cash Still Required−$7,550
DSCR
1.134x✗ Fail
Lender DSCR
1.246x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,062/mo | ✓ met |
| 1.10x | $2,212/mo | ✓ met |
| 1.20x | $2,361/mo | +$99 needed |
| 1.30x ← | $2,511/mo | +$249 needed |
| 1.40x | $2,660/mo | +$398 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
1.134x
DSCR
Monthly Cash Flow
$176/mo
Cash-on-Cash Yr 1
7.3%
$29,016 left in deal
Acquisition Event — First Close
Purchase Price
$144,950+
Rehab Budget
$59,725+
Closing Costs5% of purchase
$7,248=
Total Cash to First Close
$211,923Holding Period — 2 Months
Property Taxes$329/mo × 2$657
Insurance$171/mo × 2$341
Total Holding Costs$998
Contingency Reserve10% of rehab — held, not at first close$5,973
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$195,750−
Origination Fee1 pts on $195,750
$1,958−
Closing Coststitle / appraisal / escrow
$3,915=
Net Cash Recovered
$189,878Deal Summary
Total Cash to First Close
$211,923+
Holding Costs (2 mo)
$998+
Contingency Reserve
$5,973−
Net Cash Recovered at Refi
$189,878=
Capital Left in Deal
$29,016Equity Position — Day 1 Post-Refi
ARV
$261,000−
DSCR Loan Balance
$195,750=
Equity in Property
$65,250 (25.0%)−
Capital Left in Deal
$29,016=
Value Created
$36,234$65,250 equity on $29,016 deployed = 2.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,262−
Property Taxes
$329−
Insurance
$171−
Maintenance (6% rent)
$136−
Management (6% rent)
$136=
OpEx Subtotal
$771=
Net Operating Income
$1,491−
DSCR P&I
$1,316/mo=
Net Cash Flow
$176/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow$176/mo
Cash Still Required−$29,016
DSCR
1.134x✗ Fail
Lender DSCR
1.246x✓ Pass
No Cash-Out
75.0% LTV — capped short $29,016
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow$176/mo
Cash Still Required−$29,016
DSCR
1.134x✗ Fail
Lender DSCR
1.246x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,062/mo | ✓ met |
| 1.10x | $2,212/mo | ✓ met |
| 1.20x | $2,361/mo | +$99 needed |
| 1.30x ← | $2,511/mo | +$249 needed |
| 1.40x | $2,660/mo | +$398 needed |