190 Dawns Edge Dr, Montgomery, TX 77356
3bd / 2.5ba · 2,879 sqft · built 1980 · Single Family (SFR)Analyzed Jul 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
56.5%
Flip ROI
Cash to First Close
$30,481
what you bring day 1
Net Profit
$30,886
Max Bid @ 20%
$262,299
$30,886 profit ÷ $54,703 total invested = 56.5%
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$299,036
Purchase (95% LTV)
$232,750
Rehab (100%)
$66,286
Loan-to-ARV
70.4%
Monthly Interest
$2,367/mo
Down Payment5% of $245,000 purchase
$12,250+
Origination Fee2 pts on $299,036 loan
$5,981+
Closing Costs5% of purchase
$12,250=
Cash to First Close
$30,481Holding Period — 6 Months
HML Interest9.5% IO · $2,367/mo × 6$14,204
Property Taxes$151/mo × 6$903
Insurance$259/mo × 6$1,556
HOA$155/mo × 6$930
Total Holding Costs$17,594
Contingency Reserve10% of rehab — held, not at first close$6,629
Sale Event — Second Close
Sale Price (ARV)
$425,000−
HML Principal Payofffull IO loan balance
$299,036−
Closing Costs3.5% of sale price
$14,875−
Realtor Commission6% of sale price
$25,500=
Net Proceeds to You
$85,589Deal Summary
Net Proceeds at Closing
$85,589−
Cash to First Close
$30,481−
Holding Costs (6 mo)
$17,594−
Contingency Reserve
$6,629=
NET PROFIT
$30,886Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $267,372 | ✓ ok |
| 15% | $264,817 | ✓ ok |
| 20% ← | $262,299 | ✓ ok |
| 25% | $259,819 | ✓ ok |
| 30% | $257,373 | ✓ ok |
Scenario 2 — HM→DSCR
Hard money @ 9.5% IO → DSCR refi · 75% ARV · 6.5% / 30yr
❌
FAILS DSCR
Min 1.30x · 6.5% / 30-yr DSCR · 75% of ARV
1.030x
DSCR
Monthly Cash Flow
$60/mo
Cash-on-Cash Yr 1
1.5%
$47,739 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$299,036
Purchase (95% LTV)
$232,750
Rehab (100%)
$66,286
Loan-to-ARV
70.4%
Monthly Interest
$2,367/mo
Down Payment5% of $245,000 purchase
$12,250+
Origination Fee2 pts on $299,036 loan
$5,981+
Closing Costs5% of purchase
$12,250=
Cash to First Close
$30,481Holding Period — 6 Months
HML Interest9.5% IO · $2,367/mo × 6$14,204
Property Taxes$151/mo × 6$903
Insurance$259/mo × 6$1,556
HOA$155/mo × 6$930
Total Holding Costs$17,594
Contingency Reserve10% of rehab — held, not at first close$6,629
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$318,750−
HML Principal Payofffull IO loan balance
$299,036−
Origination Fee2 pts on $318,750
$6,375−
Closing Coststitle / appraisal / escrow
$6,375=
Cash Back to You
+$6,964Deal Summary
Cash to First Close
$30,481+
Holding Costs (6 mo)
$17,594+
Contingency Reserve
$6,629−
Cash Back at Refi
−$6,964=
Capital Left in Deal
$47,739Equity Position — Day 1 Post-Refi
ARV
$425,000−
DSCR Loan Balance
$318,750=
Equity in Property
$106,250 (25.0%)−
Capital Left in Deal
$47,739=
Value Created
$58,511$106,250 equity on $47,739 deployed = 2.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,000−
Property Taxes
$151−
Insurance
$259−
Maintenance (6% rent)
$180−
Management (6% rent)
$180−
HOA
$155=
OpEx Subtotal
$925=
Net Operating Income
$2,075−
DSCR P&I
$2,015/mo=
Net Cash Flow
$60/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$318,750
Monthly P&I$2,015/mo
Net Cash Flow$60/mo
Cash Back at Refi+$6,964
DSCR
1.030x✗ Fail
Lender DSCR
1.163x✓ Pass
No Cash-Out
73.3% LTV — breakeven refi
Loan Amount$311,496
Monthly P&I$1,969/mo
Net Cash Flow$106/mo
Cash Back at Refi+$0
DSCR
1.054x✗ Fail
Lender DSCR
1.184x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,931/mo | ✓ met |
| 1.10x | $3,160/mo | +$160 needed |
| 1.20x | $3,389/mo | +$389 needed |
| 1.30x ← | $3,618/mo | +$618 needed |
| 1.40x | $3,847/mo | +$847 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 6.5% / 30yr
❌
FAILS DSCR
Min 1.30x · 6.5% / 30-yr DSCR · 75% of ARV
1.030x
DSCR
Monthly Cash Flow
$60/mo
Cash-on-Cash Yr 1
2.6%
$27,554 left in deal
Acquisition Event — First Close
Purchase Price
$245,000+
Rehab Budget
$66,286+
Closing Costs5% of purchase
$12,250=
Total Cash to First Close
$323,536Holding Period — 6 Months
Property Taxes$151/mo × 6$903
Insurance$259/mo × 6$1,556
HOA$155/mo × 6$930
Total Holding Costs$3,389
Contingency Reserve10% of rehab — held, not at first close$6,629
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$318,750−
Origination Fee2 pts on $318,750
$6,375−
Closing Coststitle / appraisal / escrow
$6,375=
Net Cash Recovered
$306,000Deal Summary
Total Cash to First Close
$323,536+
Holding Costs (6 mo)
$3,389+
Contingency Reserve
$6,629−
Net Cash Recovered at Refi
$306,000=
Capital Left in Deal
$27,554Equity Position — Day 1 Post-Refi
ARV
$425,000−
DSCR Loan Balance
$318,750=
Equity in Property
$106,250 (25.0%)−
Capital Left in Deal
$27,554=
Value Created
$78,696$106,250 equity on $27,554 deployed = 3.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,000−
Property Taxes
$151−
Insurance
$259−
Maintenance (6% rent)
$180−
Management (6% rent)
$180−
HOA
$155=
OpEx Subtotal
$925=
Net Operating Income
$2,075−
DSCR P&I
$2,015/mo=
Net Cash Flow
$60/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$318,750
Monthly P&I$2,015/mo
Net Cash Flow$60/mo
Cash Still Required−$27,554
DSCR
1.030x✗ Fail
Lender DSCR
1.163x✓ Pass
No Cash-Out
75.0% LTV — capped short $27,554
Loan Amount$318,750
Monthly P&I$2,015/mo
Net Cash Flow$60/mo
Cash Still Required−$27,554
DSCR
1.030x✗ Fail
Lender DSCR
1.163x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,931/mo | ✓ met |
| 1.10x | $3,160/mo | +$160 needed |
| 1.20x | $3,389/mo | +$389 needed |
| 1.30x ← | $3,618/mo | +$618 needed |
| 1.40x | $3,847/mo | +$847 needed |