20138 Pinehaven Ln, Spring, TX 77379
4bd / 2.5ba · 3,413 sqft · built 1999 · Single Family (SFR)Analyzed Jul 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
19.7%
Flip ROI
Cash to First Close
$36,630
what you bring day 1
Net Profit
$12,999
Max Bid @ 20%
$329,758
$12,999 profit ÷ $66,094 total invested = 19.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$363,453
Purchase (95% LTV)
$313,453
Rehab (100%)
$50,000
Loan-to-ARV
74.3%
Monthly Interest
$3,026/mo
Down Payment5% of $329,950 purchase
$16,498+
Origination Fee1 pts on $363,453 loan
$3,635+
Closing Costs5% of purchase
$16,498=
Cash to First Close
$36,630Holding Period — 6 Months
HML Interest9.99% IO · $3,026/mo × 6$18,154
Property Taxes$735/mo × 6$4,410
Insurance$317/mo × 6$1,900
Total Holding Costs$24,464
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$489,000−
HML Principal Payofffull IO loan balance
$363,453−
Closing Costs3.5% of sale price
$17,115−
Realtor Commission6% of sale price
$29,340=
Net Proceeds to You
$79,093Deal Summary
Net Proceeds at Closing
$79,093−
Cash to First Close
$36,630−
Holding Costs (6 mo)
$24,464−
Contingency Reserve
$5,000=
NET PROFIT
$12,999Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $335,614 | ✓ ok |
| 15% | $332,665 | ✓ ok |
| 20% ← | $329,758 | −$192 |
| 25% | $326,892 | −$3,058 |
| 30% | $324,065 | −$5,885 |
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
0.539x
DSCR
Monthly Cash Flow
−$1,136/mo
Cash-on-Cash Yr 1
-23.7%
$57,489 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$363,453
Purchase (95% LTV)
$313,453
Rehab (100%)
$50,000
Loan-to-ARV
74.3%
Monthly Interest
$3,026/mo
Down Payment5% of $329,950 purchase
$16,498+
Origination Fee1 pts on $363,453 loan
$3,635+
Closing Costs5% of purchase
$16,498=
Cash to First Close
$36,630Holding Period — 2 Months
HML Interest9.99% IO · $3,026/mo × 2$6,051
Property Taxes$735/mo × 2$1,470
Insurance$317/mo × 2$633
Total Holding Costs$8,155
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$366,750−
HML Principal Payofffull IO loan balance
$363,453−
Origination Fee1 pts on $366,750
$3,668−
Closing Coststitle / appraisal / escrow
$7,335=
Cash to Bring to Close
−$7,705Deal Summary
Cash to First Close
$36,630+
Holding Costs (2 mo)
$8,155+
Contingency Reserve
$5,000−
Cash to Bring at Refi
+$7,705=
Capital Left in Deal
$57,489Equity Position — Day 1 Post-Refi
ARV
$489,000−
DSCR Loan Balance
$366,750=
Equity in Property
$122,250 (25.0%)−
Capital Left in Deal
$57,489=
Value Created
$64,761$122,250 equity on $57,489 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,705−
Property Taxes
$735−
Insurance
$317−
Maintenance (6% rent)
$162−
Management (6% rent)
$162=
OpEx Subtotal
$1,376=
Net Operating Income
$1,329−
DSCR P&I
$2,465/mo=
Net Cash Flow
−$1,136/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$366,750
Monthly P&I$2,465/mo
Net Cash Flow−$1,136/mo
Cash Still Required−$7,705
DSCR
0.539x✗ Fail
Lender DSCR
0.769x✗ Fail
No Cash-Out
75.0% LTV — capped short $7,705
Loan Amount$366,750
Monthly P&I$2,465/mo
Net Cash Flow−$1,136/mo
Cash Still Required−$7,705
DSCR
0.539x✗ Fail
Lender DSCR
0.769x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,996/mo | +$1,291 needed |
| 1.10x | $4,276/mo | +$1,571 needed |
| 1.20x | $4,556/mo | +$1,851 needed |
| 1.30x ← | $4,836/mo | +$2,131 needed |
| 1.40x | $5,116/mo | +$2,411 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
0.539x
DSCR
Monthly Cash Flow
−$1,136/mo
Cash-on-Cash Yr 1
-28.5%
$47,803 left in deal
Acquisition Event — First Close
Purchase Price
$329,950+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$16,498=
Total Cash to First Close
$396,448Holding Period — 2 Months
Property Taxes$735/mo × 2$1,470
Insurance$317/mo × 2$633
Total Holding Costs$2,103
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$366,750−
Origination Fee1 pts on $366,750
$3,668−
Closing Coststitle / appraisal / escrow
$7,335=
Net Cash Recovered
$355,748Deal Summary
Total Cash to First Close
$396,448+
Holding Costs (2 mo)
$2,103+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$355,748=
Capital Left in Deal
$47,803Equity Position — Day 1 Post-Refi
ARV
$489,000−
DSCR Loan Balance
$366,750=
Equity in Property
$122,250 (25.0%)−
Capital Left in Deal
$47,803=
Value Created
$74,447$122,250 equity on $47,803 deployed = 2.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,705−
Property Taxes
$735−
Insurance
$317−
Maintenance (6% rent)
$162−
Management (6% rent)
$162=
OpEx Subtotal
$1,376=
Net Operating Income
$1,329−
DSCR P&I
$2,465/mo=
Net Cash Flow
−$1,136/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$366,750
Monthly P&I$2,465/mo
Net Cash Flow−$1,136/mo
Cash Still Required−$47,803
DSCR
0.539x✗ Fail
Lender DSCR
0.769x✗ Fail
No Cash-Out
75.0% LTV — capped short $47,803
Loan Amount$366,750
Monthly P&I$2,465/mo
Net Cash Flow−$1,136/mo
Cash Still Required−$47,803
DSCR
0.539x✗ Fail
Lender DSCR
0.769x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,996/mo | +$1,291 needed |
| 1.10x | $4,276/mo | +$1,571 needed |
| 1.20x | $4,556/mo | +$1,851 needed |
| 1.30x ← | $4,836/mo | +$2,131 needed |
| 1.40x | $5,116/mo | +$2,411 needed |