20434 Long Cypress Dr, Spring, TX 77388
3bd / 2.5ba · 2,896 sqft · built 2000 · 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
2.3%
Flip ROI
Cash to First Close
$32,355
what you bring day 1
Net Profit
$1,396
Max Bid @ 20%
$280,504
$1,396 profit ÷ $61,305 total invested = 2.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$335,499
Purchase (95% LTV)
$275,499
Rehab (100%)
$60,000
Loan-to-ARV
76.2%
Monthly Interest
$2,793/mo
Down Payment5% of $289,999 purchase
$14,500+
Origination Fee1 pts on $335,499 loan
$3,355+
Closing Costs5% of purchase
$14,500=
Cash to First Close
$32,355Holding Period — 6 Months
HML Interest9.99% IO · $2,793/mo × 6$16,758
Property Taxes$740/mo × 6$4,442
Insurance$292/mo × 6$1,750
Total Holding Costs$22,950
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$440,000−
HML Principal Payofffull IO loan balance
$335,499−
Closing Costs3.5% of sale price
$15,400−
Realtor Commission6% of sale price
$26,400=
Net Proceeds to You
$62,701Deal Summary
Net Proceeds at Closing
$62,701−
Cash to First Close
$32,355−
Holding Costs (6 mo)
$22,950−
Contingency Reserve
$6,000=
NET PROFIT
$1,396Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $285,802 | −$4,197 |
| 15% | $283,134 | −$6,865 |
| 20% ← | $280,504 | −$9,495 |
| 25% | $277,911 | −$12,088 |
| 30% | $275,354 | −$14,645 |
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
0.470x
DSCR
Monthly Cash Flow
−$1,176/mo
Cash-on-Cash Yr 1
-23.0%
$61,404 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$335,499
Purchase (95% LTV)
$275,499
Rehab (100%)
$60,000
Loan-to-ARV
76.2%
Monthly Interest
$2,793/mo
Down Payment5% of $289,999 purchase
$14,500+
Origination Fee1 pts on $335,499 loan
$3,355+
Closing Costs5% of purchase
$14,500=
Cash to First Close
$32,355Holding Period — 2 Months
HML Interest9.99% IO · $2,793/mo × 2$5,586
Property Taxes$740/mo × 2$1,481
Insurance$292/mo × 2$583
Total Holding Costs$7,650
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$330,000−
HML Principal Payofffull IO loan balance
$335,499−
Origination Fee1 pts on $330,000
$3,300−
Closing Coststitle / appraisal / escrow
$6,600=
Cash to Bring to Close
−$15,399Deal Summary
Cash to First Close
$32,355+
Holding Costs (2 mo)
$7,650+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$15,399=
Capital Left in Deal
$61,404Equity Position — Day 1 Post-Refi
ARV
$440,000−
DSCR Loan Balance
$330,000=
Equity in Property
$110,000 (25.0%)−
Capital Left in Deal
$61,404=
Value Created
$48,596$110,000 equity on $61,404 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,356−
Property Taxes
$740−
Insurance
$292−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$1,315=
Net Operating Income
$1,041−
DSCR P&I
$2,218/mo=
Net Cash Flow
−$1,176/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$330,000
Monthly P&I$2,218/mo
Net Cash Flow−$1,176/mo
Cash Still Required−$15,399
DSCR
0.470x✗ Fail
Lender DSCR
0.725x✗ Fail
No Cash-Out
75.0% LTV — capped short $15,399
Loan Amount$330,000
Monthly P&I$2,218/mo
Net Cash Flow−$1,176/mo
Cash Still Required−$15,399
DSCR
0.470x✗ Fail
Lender DSCR
0.725x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,693/mo | +$1,337 needed |
| 1.10x | $3,945/mo | +$1,589 needed |
| 1.20x | $4,197/mo | +$1,841 needed |
| 1.30x ← | $4,449/mo | +$2,093 needed |
| 1.40x | $4,701/mo | +$2,345 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
0.470x
DSCR
Monthly Cash Flow
−$1,176/mo
Cash-on-Cash Yr 1
-26.9%
$52,463 left in deal
Acquisition Event — First Close
Purchase Price
$289,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$14,500=
Total Cash to First Close
$364,499Holding Period — 2 Months
Property Taxes$740/mo × 2$1,481
Insurance$292/mo × 2$583
Total Holding Costs$2,064
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$330,000−
Origination Fee1 pts on $330,000
$3,300−
Closing Coststitle / appraisal / escrow
$6,600=
Net Cash Recovered
$320,100Deal Summary
Total Cash to First Close
$364,499+
Holding Costs (2 mo)
$2,064+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$320,100=
Capital Left in Deal
$52,463Equity Position — Day 1 Post-Refi
ARV
$440,000−
DSCR Loan Balance
$330,000=
Equity in Property
$110,000 (25.0%)−
Capital Left in Deal
$52,463=
Value Created
$57,537$110,000 equity on $52,463 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,356−
Property Taxes
$740−
Insurance
$292−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$1,315=
Net Operating Income
$1,041−
DSCR P&I
$2,218/mo=
Net Cash Flow
−$1,176/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$330,000
Monthly P&I$2,218/mo
Net Cash Flow−$1,176/mo
Cash Still Required−$52,463
DSCR
0.470x✗ Fail
Lender DSCR
0.725x✗ Fail
No Cash-Out
75.0% LTV — capped short $52,463
Loan Amount$330,000
Monthly P&I$2,218/mo
Net Cash Flow−$1,176/mo
Cash Still Required−$52,463
DSCR
0.470x✗ Fail
Lender DSCR
0.725x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,693/mo | +$1,337 needed |
| 1.10x | $3,945/mo | +$1,589 needed |
| 1.20x | $4,197/mo | +$1,841 needed |
| 1.30x ← | $4,449/mo | +$2,093 needed |
| 1.40x | $4,701/mo | +$2,345 needed |