18614 Maple Mist Dr, Katy, TX 77449
3bd / 3.5ba · 1,767,164 sqft · built 1991 · Single Family (SFR)Analyzed Apr 28, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
35.7%
Flip ROI
Cash to First Close
$18,500
what you bring day 1
Net Profit
$12,696
Max Bid @ 20%
$165,532
$12,696 profit ÷ $35,604 total invested = 35.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$186,999
Purchase (95% LTV)
$151,999
Rehab (100%)
$35,000
Loan-to-ARV
71.9%
Monthly Interest
$1,557/mo
Down Payment5% of $159,999 purchase
$8,000+
Origination Fee1 pts on $186,999 loan
$2,500+
Closing Costs5% of purchase
$8,000=
Cash to First Close
$18,500Holding Period — 6 Months
HML Interest9.99% IO · $1,557/mo × 6$9,341
Property Taxes$548/mo × 6$3,289
Insurance$162/mo × 6$975
Total Holding Costs$13,605
Contingency Reserve10% of rehab — held, not at first close$3,500
Sale Event — Second Close
Sale Price (ARV)
$260,000−
HML Principal Payofffull IO loan balance
$186,999−
Closing Costs3.5% of sale price
$9,100−
Realtor Commission6% of sale price
$15,600=
Net Proceeds to You
$48,301Deal Summary
Net Proceeds at Closing
$48,301−
Cash to First Close
$18,500−
Holding Costs (6 mo)
$13,605−
Contingency Reserve
$3,500=
NET PROFIT
$12,696Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $168,712 | ✓ ok |
| 15% | $167,110 | ✓ ok |
| 20% ← | $165,532 | ✓ ok |
| 25% | $163,976 | ✓ ok |
| 30% | $162,441 | ✓ ok |
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
0.712x
DSCR
Monthly Cash Flow
−$377/mo
Cash-on-Cash Yr 1
-18.6%
$24,384 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$186,999
Purchase (95% LTV)
$151,999
Rehab (100%)
$35,000
Loan-to-ARV
71.9%
Monthly Interest
$1,557/mo
Down Payment5% of $159,999 purchase
$8,000+
Origination Fee1 pts on $186,999 loan
$2,500+
Closing Costs5% of purchase
$8,000=
Cash to First Close
$18,500Holding Period — 2 Months
HML Interest9.99% IO · $1,557/mo × 2$3,114
Property Taxes$548/mo × 2$1,096
Insurance$162/mo × 2$325
Total Holding Costs$4,535
Contingency Reserve10% of rehab — held, not at first close$3,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$195,000−
HML Principal Payofffull IO loan balance
$186,999−
Origination Fee1 pts on $195,000
$1,950−
Closing Coststitle / appraisal / escrow
$3,900=
Cash Back to You
+$2,151Deal Summary
Cash to First Close
$18,500+
Holding Costs (2 mo)
$4,535+
Contingency Reserve
$3,500−
Cash Back at Refi
−$2,151=
Capital Left in Deal
$24,384Equity Position — Day 1 Post-Refi
ARV
$260,000−
DSCR Loan Balance
$195,000=
Equity in Property
$65,000 (25.0%)−
Capital Left in Deal
$24,384=
Value Created
$40,616$65,000 equity on $24,384 deployed = 2.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,868−
Property Taxes
$548−
Insurance
$162−
Maintenance (6% rent)
$112−
Management (6% rent)
$112=
OpEx Subtotal
$935=
Net Operating Income
$933−
DSCR P&I
$1,310/mo=
Net Cash Flow
−$377/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$195,000
Monthly P&I$1,310/mo
Net Cash Flow−$377/mo
Cash Back at Refi+$2,151
DSCR
0.712x✗ Fail
Lender DSCR
0.924x✗ Fail
No Cash-Out
74.1% LTV — breakeven refi
Loan Amount$192,783
Monthly P&I$1,296/mo
Net Cash Flow−$362/mo
Cash Back at Refi+$0
DSCR
0.720x✗ Fail
Lender DSCR
0.931x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,297/mo | +$429 needed |
| 1.10x | $2,446/mo | +$578 needed |
| 1.20x | $2,595/mo | +$727 needed |
| 1.30x ← | $2,743/mo | +$875 needed |
| 1.40x | $2,892/mo | +$1,024 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
0.712x
DSCR
Monthly Cash Flow
−$377/mo
Cash-on-Cash Yr 1
-24.1%
$18,770 left in deal
Acquisition Event — First Close
Purchase Price
$159,999+
Rehab Budget
$35,000+
Closing Costs5% of purchase
$8,000=
Total Cash to First Close
$202,999Holding Period — 2 Months
Property Taxes$548/mo × 2$1,096
Insurance$162/mo × 2$325
Total Holding Costs$1,421
Contingency Reserve10% of rehab — held, not at first close$3,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$195,000−
Origination Fee1 pts on $195,000
$1,950−
Closing Coststitle / appraisal / escrow
$3,900=
Net Cash Recovered
$189,150Deal Summary
Total Cash to First Close
$202,999+
Holding Costs (2 mo)
$1,421+
Contingency Reserve
$3,500−
Net Cash Recovered at Refi
$189,150=
Capital Left in Deal
$18,770Equity Position — Day 1 Post-Refi
ARV
$260,000−
DSCR Loan Balance
$195,000=
Equity in Property
$65,000 (25.0%)−
Capital Left in Deal
$18,770=
Value Created
$46,230$65,000 equity on $18,770 deployed = 3.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,868−
Property Taxes
$548−
Insurance
$162−
Maintenance (6% rent)
$112−
Management (6% rent)
$112=
OpEx Subtotal
$935=
Net Operating Income
$933−
DSCR P&I
$1,310/mo=
Net Cash Flow
−$377/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$195,000
Monthly P&I$1,310/mo
Net Cash Flow−$377/mo
Cash Still Required−$18,770
DSCR
0.712x✗ Fail
Lender DSCR
0.924x✗ Fail
No Cash-Out
75.0% LTV — capped short $18,770
Loan Amount$195,000
Monthly P&I$1,310/mo
Net Cash Flow−$377/mo
Cash Still Required−$18,770
DSCR
0.712x✗ Fail
Lender DSCR
0.924x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,297/mo | +$429 needed |
| 1.10x | $2,446/mo | +$578 needed |
| 1.20x | $2,595/mo | +$727 needed |
| 1.30x ← | $2,743/mo | +$875 needed |
| 1.40x | $2,892/mo | +$1,024 needed |