19803 Whispering Hollow Ln, Katy, TX 77449
3bd / 2.5ba · 2,118 sqft · built 2004 · Single Family (SFR)Analyzed Jul 6, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-20.9%
Flip ROI
Cash to First Close
$24,400
what you bring day 1
Net Profit
−$8,833
Max Bid @ 20%
$185,012
−$8,833 profit ÷ $42,234 total invested = -20.9%
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$219,999
Purchase (95% LTV)
$189,999
Rehab (100%)
$30,000
Loan-to-ARV
78.6%
Monthly Interest
$1,742/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee2 pts on $219,999 loan
$4,400+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$24,400Holding Period — 6 Months
HML Interest9.5% IO · $1,742/mo × 6$10,450
Property Taxes$539/mo × 6$3,234
Insurance$192/mo × 6$1,150
Total Holding Costs$14,834
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$280,000−
HML Principal Payofffull IO loan balance
$219,999−
Closing Costs3.5% of sale price
$9,800−
Realtor Commission6% of sale price
$16,800=
Net Proceeds to You
$33,401Deal Summary
Net Proceeds at Closing
$33,401−
Cash to First Close
$24,400−
Holding Costs (6 mo)
$14,834−
Contingency Reserve
$3,000=
NET PROFIT
−$8,833Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $188,506 | −$11,493 |
| 15% | $186,746 | −$13,253 |
| 20% ← | $185,012 | −$14,987 |
| 25% | $183,303 | −$16,696 |
| 30% | $181,618 | −$18,381 |
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
0.829x
DSCR
Monthly Cash Flow
−$228/mo
Cash-on-Cash Yr 1
-4.5%
$60,633 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$219,999
Purchase (95% LTV)
$189,999
Rehab (100%)
$30,000
Loan-to-ARV
78.6%
Monthly Interest
$1,742/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee2 pts on $219,999 loan
$4,400+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$24,400Holding Period — 6 Months
HML Interest9.5% IO · $1,742/mo × 6$10,450
Property Taxes$539/mo × 6$3,234
Insurance$192/mo × 6$1,150
Total Holding Costs$14,834
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$210,000−
HML Principal Payofffull IO loan balance
$219,999−
Origination Fee2 pts on $210,000
$4,200−
Closing Coststitle / appraisal / escrow
$4,200=
Cash to Bring to Close
−$18,399Deal Summary
Cash to First Close
$24,400+
Holding Costs (6 mo)
$14,834+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$18,399=
Capital Left in Deal
$60,633Equity Position — Day 1 Post-Refi
ARV
$280,000−
DSCR Loan Balance
$210,000=
Equity in Property
$70,000 (25.0%)−
Capital Left in Deal
$60,633=
Value Created
$9,367$70,000 equity on $60,633 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,080−
Property Taxes
$539−
Insurance
$192−
Maintenance (6% rent)
$125−
Management (6% rent)
$125=
OpEx Subtotal
$980=
Net Operating Income
$1,100−
DSCR P&I
$1,327/mo=
Net Cash Flow
−$228/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$210,000
Monthly P&I$1,327/mo
Net Cash Flow−$228/mo
Cash Still Required−$18,399
DSCR
0.829x✗ Fail
Lender DSCR
1.011x✓ Pass
No Cash-Out
75.0% LTV — capped short $18,399
Loan Amount$210,000
Monthly P&I$1,327/mo
Net Cash Flow−$228/mo
Cash Still Required−$18,399
DSCR
0.829x✗ Fail
Lender DSCR
1.011x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,339/mo | +$259 needed |
| 1.10x | $2,489/mo | +$409 needed |
| 1.20x | $2,640/mo | +$560 needed |
| 1.30x ← | $2,791/mo | +$711 needed |
| 1.40x | $2,942/mo | +$862 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
0.829x
DSCR
Monthly Cash Flow
−$228/mo
Cash-on-Cash Yr 1
-6.0%
$45,783 left in deal
Acquisition Event — First Close
Purchase Price
$199,999+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$10,000=
Total Cash to First Close
$239,999Holding Period — 6 Months
Property Taxes$539/mo × 6$3,234
Insurance$192/mo × 6$1,150
Total Holding Costs$4,384
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$210,000−
Origination Fee2 pts on $210,000
$4,200−
Closing Coststitle / appraisal / escrow
$4,200=
Net Cash Recovered
$201,600Deal Summary
Total Cash to First Close
$239,999+
Holding Costs (6 mo)
$4,384+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$201,600=
Capital Left in Deal
$45,783Equity Position — Day 1 Post-Refi
ARV
$280,000−
DSCR Loan Balance
$210,000=
Equity in Property
$70,000 (25.0%)−
Capital Left in Deal
$45,783=
Value Created
$24,217$70,000 equity on $45,783 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,080−
Property Taxes
$539−
Insurance
$192−
Maintenance (6% rent)
$125−
Management (6% rent)
$125=
OpEx Subtotal
$980=
Net Operating Income
$1,100−
DSCR P&I
$1,327/mo=
Net Cash Flow
−$228/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$210,000
Monthly P&I$1,327/mo
Net Cash Flow−$228/mo
Cash Still Required−$45,783
DSCR
0.829x✗ Fail
Lender DSCR
1.011x✓ Pass
No Cash-Out
75.0% LTV — capped short $45,783
Loan Amount$210,000
Monthly P&I$1,327/mo
Net Cash Flow−$228/mo
Cash Still Required−$45,783
DSCR
0.829x✗ Fail
Lender DSCR
1.011x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,339/mo | +$259 needed |
| 1.10x | $2,489/mo | +$409 needed |
| 1.20x | $2,640/mo | +$560 needed |
| 1.30x ← | $2,791/mo | +$711 needed |
| 1.40x | $2,942/mo | +$862 needed |