16800 Sugar Pine Dr, Houston, TX 77090
2bd / 1.5ba · 1,074 sqft · built 1983 · Condo/TownhomeAnalyzed Jul 26, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
185.2%
Flip ROI
Cash to First Close
$7,750
what you bring day 1
Net Profit
$28,085
Max Bid @ 20%
$75,331
$28,085 profit ÷ $15,165 total invested = 185.2%
Acquisition Event — First Close
Hard Money Loan — 9.9% Interest-Only
Loan Amount
$69,875
Purchase (95% LTV)
$49,875
Rehab (100%)
$20,000
Loan-to-ARV
55.9%
Monthly Interest
$576/mo
Down Payment5% of $52,500 purchase
$2,625+
Origination Fee2 pts on $69,875 loan
$2,500+
Closing Costs5% of purchase
$2,625=
Cash to First Close
$7,750Holding Period — 6 Months
HML Interest9.9% IO · $576/mo × 6$3,459
Property Taxes$198/mo × 6$1,188
Insurance$60/mo × 6$363
HOA$401/mo × 6$2,406
Total Holding Costs$7,415
Contingency Reserve0% of rehab — held, not at first close$0
Sale Event — Second Close
Sale Price (ARV)
$125,000−
HML Principal Payofffull IO loan balance
$69,875−
Closing Costs3.5% of sale price
$4,375−
Realtor Commission6% of sale price
$7,500=
Net Proceeds to You
$43,250Deal Summary
Net Proceeds at Closing
$43,250−
Cash to First Close
$7,750−
Holding Costs (6 mo)
$7,415−
Contingency Reserve
$0=
NET PROFIT
$28,085Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $76,910 | ✓ ok |
| 15% | $76,115 | ✓ ok |
| 20% ← | $75,331 | ✓ ok |
| 25% | $74,559 | ✓ ok |
| 30% | $73,799 | ✓ ok |
Scenario 2 — HM→DSCR
Hard money @ 9.9% IO → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.049x
DSCR
Monthly Cash Flow
$31/mo
Cash-on-Cash Yr 1
N/A
−$10,841 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.9% Interest-Only
Loan Amount
$69,875
Purchase (95% LTV)
$49,875
Rehab (100%)
$20,000
Loan-to-ARV
55.9%
Monthly Interest
$576/mo
Down Payment5% of $52,500 purchase
$2,625+
Origination Fee2 pts on $69,875 loan
$2,500+
Closing Costs5% of purchase
$2,625=
Cash to First Close
$7,750Holding Period — 2 Months
HML Interest9.9% IO · $576/mo × 2$1,153
Property Taxes$198/mo × 2$396
Insurance$60/mo × 2$121
HOA$401/mo × 2$802
Total Holding Costs$2,472
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$93,750−
HML Principal Payofffull IO loan balance
$69,875−
Origination Fee1 pts on $93,750
$938−
Closing Coststitle / appraisal / escrow
$1,875=
Cash Back to You
+$21,063Deal Summary
Cash to First Close
$7,750+
Holding Costs (2 mo)
$2,472+
Contingency Reserve
$0−
Cash Back at Refi
−$21,063=
Capital Left in Deal
−$10,841Equity Position — Day 1 Post-Refi
ARV
$125,000−
DSCR Loan Balance
$93,750=
Equity in Property
$31,250 (25.0%)−
Capital Left in Deal
−$10,841=
Value Created
$42,091Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,500−
Property Taxes
$198−
Insurance
$60−
Maintenance (6% rent)
$90−
Management (6% rent)
$90−
HOA
$401=
OpEx Subtotal
$839=
Net Operating Income
$661−
DSCR P&I
$630/mo=
Net Cash Flow
$31/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$93,750
Monthly P&I$630/mo
Net Cash Flow$31/mo
Cash Back at Refi+$21,063
DSCR
1.049x✗ Fail
Lender DSCR
1.163x✓ Pass
No Cash-Out
57.6% LTV — breakeven refi
Loan Amount$72,036
Monthly P&I$484/mo
Net Cash Flow$177/mo
Cash Back at Refi+$0
DSCR
1.365x✓ Pass
Lender DSCR
1.312x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,465/mo | ✓ met |
| 1.10x | $1,537/mo | +$37 needed |
| 1.20x | $1,608/mo | +$108 needed |
| 1.30x ← | $1,680/mo | +$180 needed |
| 1.40x | $1,752/mo | +$252 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
1.049x
DSCR
Monthly Cash Flow
$31/mo
Cash-on-Cash Yr 1
N/A
−$14,494 left in deal
Acquisition Event — First Close
Purchase Price
$52,500+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$2,625=
Total Cash to First Close
$75,125Holding Period — 2 Months
Property Taxes$198/mo × 2$396
Insurance$60/mo × 2$121
HOA$401/mo × 2$802
Total Holding Costs$1,319
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$93,750−
Origination Fee1 pts on $93,750
$938−
Closing Coststitle / appraisal / escrow
$1,875=
Net Cash Recovered
$90,938Deal Summary
Total Cash to First Close
$75,125+
Holding Costs (2 mo)
$1,319+
Contingency Reserve
$0−
Net Cash Recovered at Refi
$90,938=
Capital Left in Deal
−$14,494Equity Position — Day 1 Post-Refi
ARV
$125,000−
DSCR Loan Balance
$93,750=
Equity in Property
$31,250 (25.0%)−
Capital Left in Deal
−$14,494=
Value Created
$45,744Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,500−
Property Taxes
$198−
Insurance
$60−
Maintenance (6% rent)
$90−
Management (6% rent)
$90−
HOA
$401=
OpEx Subtotal
$839=
Net Operating Income
$661−
DSCR P&I
$630/mo=
Net Cash Flow
$31/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$93,750
Monthly P&I$630/mo
Net Cash Flow$31/mo
Cash Back at Refi+$14,494
DSCR
1.049x✗ Fail
Lender DSCR
1.163x✓ Pass
No Cash-Out
63.0% LTV — breakeven refi
Loan Amount$78,808
Monthly P&I$530/mo
Net Cash Flow$131/mo
Cash Back at Refi+$0
DSCR
1.247x✗ Fail
Lender DSCR
1.262x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,465/mo | ✓ met |
| 1.10x | $1,537/mo | +$37 needed |
| 1.20x | $1,608/mo | +$108 needed |
| 1.30x ← | $1,680/mo | +$180 needed |
| 1.40x | $1,752/mo | +$252 needed |