19618 Leaning Timbers Dr, Humble, TX 77346
4bd / 2ba · 1,691 sqft · built 1977 · Single Family (SFR)Analyzed Jul 23, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-16.2%
Flip ROI
Cash to First Close
$17,995
what you bring day 1
Net Profit
−$4,862
Max Bid @ 20%
$146,380
−$4,862 profit ÷ $29,994 total invested = -16.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$162,203
Purchase (95% LTV)
$147,203
Rehab (100%)
$15,000
Loan-to-ARV
78.4%
Monthly Interest
$1,350/mo
Down Payment5% of $154,950 purchase
$7,748+
Origination Fee1 pts on $162,203 loan
$2,500+
Closing Costs5% of purchase
$7,748=
Cash to First Close
$17,995Holding Period — 6 Months
HML Interest9.99% IO · $1,350/mo × 6$8,102
Property Taxes$258/mo × 6$1,548
Insurance$142/mo × 6$850
Total Holding Costs$10,499
Contingency Reserve10% of rehab — held, not at first close$1,500
Sale Event — Second Close
Sale Price (ARV)
$207,000−
HML Principal Payofffull IO loan balance
$162,203−
Closing Costs3.5% of sale price
$7,245−
Realtor Commission6% of sale price
$12,420=
Net Proceeds to You
$25,133Deal Summary
Net Proceeds at Closing
$25,133−
Cash to First Close
$17,995−
Holding Costs (6 mo)
$10,499−
Contingency Reserve
$1,500=
NET PROFIT
−$4,862Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $148,838 | −$6,112 |
| 15% | $147,600 | −$7,350 |
| 20% ← | $146,380 | −$8,570 |
| 25% | $145,177 | −$9,773 |
| 30% | $143,991 | −$10,959 |
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
1.214x
DSCR
Monthly Cash Flow
$223/mo
Cash-on-Cash Yr 1
7.7%
$34,605 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$162,203
Purchase (95% LTV)
$147,203
Rehab (100%)
$15,000
Loan-to-ARV
78.4%
Monthly Interest
$1,350/mo
Down Payment5% of $154,950 purchase
$7,748+
Origination Fee1 pts on $162,203 loan
$2,500+
Closing Costs5% of purchase
$7,748=
Cash to First Close
$17,995Holding Period — 2 Months
HML Interest9.99% IO · $1,350/mo × 2$2,701
Property Taxes$258/mo × 2$516
Insurance$142/mo × 2$283
Total Holding Costs$3,500
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$155,250−
HML Principal Payofffull IO loan balance
$162,203−
Origination Fee1 pts on $155,250
$1,553−
Closing Coststitle / appraisal / escrow
$3,105=
Cash to Bring to Close
−$11,610Deal Summary
Cash to First Close
$17,995+
Holding Costs (2 mo)
$3,500+
Contingency Reserve
$1,500−
Cash to Bring at Refi
+$11,610=
Capital Left in Deal
$34,605Equity Position — Day 1 Post-Refi
ARV
$207,000−
DSCR Loan Balance
$155,250=
Equity in Property
$51,750 (25.0%)−
Capital Left in Deal
$34,605=
Value Created
$17,145$51,750 equity on $34,605 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,893−
Property Taxes
$258−
Insurance
$142−
Maintenance (6% rent)
$114−
Management (6% rent)
$114=
OpEx Subtotal
$627=
Net Operating Income
$1,266−
DSCR P&I
$1,043/mo=
Net Cash Flow
$223/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$155,250
Monthly P&I$1,043/mo
Net Cash Flow$223/mo
Cash Still Required−$11,610
DSCR
1.214x✗ Fail
Lender DSCR
1.312x✓ Pass
No Cash-Out
75.0% LTV — capped short $11,610
Loan Amount$155,250
Monthly P&I$1,043/mo
Net Cash Flow$223/mo
Cash Still Required−$11,610
DSCR
1.214x✗ Fail
Lender DSCR
1.312x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,640/mo | ✓ met |
| 1.10x | $1,758/mo | ✓ met |
| 1.20x | $1,877/mo | ✓ met |
| 1.30x ← | $1,995/mo | +$102 needed |
| 1.40x | $2,114/mo | +$221 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
1.214x
DSCR
Monthly Cash Flow
$223/mo
Cash-on-Cash Yr 1
9.1%
$29,404 left in deal
Acquisition Event — First Close
Purchase Price
$154,950+
Rehab Budget
$15,000+
Closing Costs5% of purchase
$7,748=
Total Cash to First Close
$177,698Holding Period — 2 Months
Property Taxes$258/mo × 2$516
Insurance$142/mo × 2$283
Total Holding Costs$799
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$155,250−
Origination Fee1 pts on $155,250
$1,553−
Closing Coststitle / appraisal / escrow
$3,105=
Net Cash Recovered
$150,593Deal Summary
Total Cash to First Close
$177,698+
Holding Costs (2 mo)
$799+
Contingency Reserve
$1,500−
Net Cash Recovered at Refi
$150,593=
Capital Left in Deal
$29,404Equity Position — Day 1 Post-Refi
ARV
$207,000−
DSCR Loan Balance
$155,250=
Equity in Property
$51,750 (25.0%)−
Capital Left in Deal
$29,404=
Value Created
$22,346$51,750 equity on $29,404 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,893−
Property Taxes
$258−
Insurance
$142−
Maintenance (6% rent)
$114−
Management (6% rent)
$114=
OpEx Subtotal
$627=
Net Operating Income
$1,266−
DSCR P&I
$1,043/mo=
Net Cash Flow
$223/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$155,250
Monthly P&I$1,043/mo
Net Cash Flow$223/mo
Cash Still Required−$29,404
DSCR
1.214x✗ Fail
Lender DSCR
1.312x✓ Pass
No Cash-Out
75.0% LTV — capped short $29,404
Loan Amount$155,250
Monthly P&I$1,043/mo
Net Cash Flow$223/mo
Cash Still Required−$29,404
DSCR
1.214x✗ Fail
Lender DSCR
1.312x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,640/mo | ✓ met |
| 1.10x | $1,758/mo | ✓ met |
| 1.20x | $1,877/mo | ✓ met |
| 1.30x ← | $1,995/mo | +$102 needed |
| 1.40x | $2,114/mo | +$221 needed |