17935 Western Pass Ln, Houston, TX 77095
4bd / 2.5ba · 2,912 sqft · built 1993 · 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
-79.4%
Flip ROI
Cash to First Close
$28,870
what you bring day 1
Net Profit
−$41,449
Max Bid @ 20%
$214,656
−$41,449 profit ÷ $52,194 total invested = -79.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$286,999
Purchase (95% LTV)
$246,999
Rehab (100%)
$40,000
Loan-to-ARV
87.2%
Monthly Interest
$2,389/mo
Down Payment5% of $259,999 purchase
$13,000+
Origination Fee1 pts on $286,999 loan
$2,870+
Closing Costs5% of purchase
$13,000=
Cash to First Close
$28,870Holding Period — 6 Months
HML Interest9.99% IO · $2,389/mo × 6$14,336
Property Taxes$582/mo × 6$3,489
Insurance$250/mo × 6$1,500
Total Holding Costs$19,325
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$329,000−
HML Principal Payofffull IO loan balance
$286,999−
Closing Costs3.5% of sale price
$11,515−
Realtor Commission6% of sale price
$19,740=
Net Proceeds to You
$10,746Deal Summary
Net Proceeds at Closing
$10,746−
Cash to First Close
$28,870−
Holding Costs (6 mo)
$19,325−
Contingency Reserve
$4,000=
NET PROFIT
−$41,449Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $218,632 | −$41,367 |
| 15% | $216,630 | −$43,369 |
| 20% ← | $214,656 | −$45,343 |
| 25% | $212,711 | −$47,288 |
| 30% | $210,792 | −$49,207 |
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
0.807x
DSCR
Monthly Cash Flow
−$320/mo
Cash-on-Cash Yr 1
-4.4%
$86,963 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$286,999
Purchase (95% LTV)
$246,999
Rehab (100%)
$40,000
Loan-to-ARV
87.2%
Monthly Interest
$2,389/mo
Down Payment5% of $259,999 purchase
$13,000+
Origination Fee1 pts on $286,999 loan
$2,870+
Closing Costs5% of purchase
$13,000=
Cash to First Close
$28,870Holding Period — 2 Months
HML Interest9.99% IO · $2,389/mo × 2$4,779
Property Taxes$582/mo × 2$1,163
Insurance$250/mo × 2$500
Total Holding Costs$6,442
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$246,750−
HML Principal Payofffull IO loan balance
$286,999−
Origination Fee1 pts on $246,750
$2,468−
Closing Coststitle / appraisal / escrow
$4,935=
Cash to Bring to Close
−$47,652Deal Summary
Cash to First Close
$28,870+
Holding Costs (2 mo)
$6,442+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$47,652=
Capital Left in Deal
$86,963Equity Position — Day 1 Post-Refi
ARV
$329,000−
DSCR Loan Balance
$246,750=
Equity in Property
$82,250 (25.0%)−
Capital Left in Deal
$86,963=
Value Created
−$4,713$82,250 equity on $86,963 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,466−
Property Taxes
$582−
Insurance
$250−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,127=
Net Operating Income
$1,339−
DSCR P&I
$1,658/mo=
Net Cash Flow
−$320/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$246,750
Monthly P&I$1,658/mo
Net Cash Flow−$320/mo
Cash Still Required−$47,652
DSCR
0.807x✗ Fail
Lender DSCR
0.990x✗ Fail
No Cash-Out
75.0% LTV — capped short $47,652
Loan Amount$246,750
Monthly P&I$1,658/mo
Net Cash Flow−$320/mo
Cash Still Required−$47,652
DSCR
0.807x✗ Fail
Lender DSCR
0.990x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,829/mo | +$363 needed |
| 1.10x | $3,018/mo | +$552 needed |
| 1.20x | $3,206/mo | +$740 needed |
| 1.30x ← | $3,395/mo | +$929 needed |
| 1.40x | $3,583/mo | +$1,117 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
0.807x
DSCR
Monthly Cash Flow
−$320/mo
Cash-on-Cash Yr 1
-4.8%
$79,314 left in deal
Acquisition Event — First Close
Purchase Price
$259,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$13,000=
Total Cash to First Close
$312,999Holding Period — 2 Months
Property Taxes$582/mo × 2$1,163
Insurance$250/mo × 2$500
Total Holding Costs$1,663
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$246,750−
Origination Fee1 pts on $246,750
$2,468−
Closing Coststitle / appraisal / escrow
$4,935=
Net Cash Recovered
$239,348Deal Summary
Total Cash to First Close
$312,999+
Holding Costs (2 mo)
$1,663+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$239,348=
Capital Left in Deal
$79,314Equity Position — Day 1 Post-Refi
ARV
$329,000−
DSCR Loan Balance
$246,750=
Equity in Property
$82,250 (25.0%)−
Capital Left in Deal
$79,314=
Value Created
$2,936$82,250 equity on $79,314 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,466−
Property Taxes
$582−
Insurance
$250−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,127=
Net Operating Income
$1,339−
DSCR P&I
$1,658/mo=
Net Cash Flow
−$320/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$246,750
Monthly P&I$1,658/mo
Net Cash Flow−$320/mo
Cash Still Required−$79,314
DSCR
0.807x✗ Fail
Lender DSCR
0.990x✗ Fail
No Cash-Out
75.0% LTV — capped short $79,314
Loan Amount$246,750
Monthly P&I$1,658/mo
Net Cash Flow−$320/mo
Cash Still Required−$79,314
DSCR
0.807x✗ Fail
Lender DSCR
0.990x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,829/mo | +$363 needed |
| 1.10x | $3,018/mo | +$552 needed |
| 1.20x | $3,206/mo | +$740 needed |
| 1.30x ← | $3,395/mo | +$929 needed |
| 1.40x | $3,583/mo | +$1,117 needed |