2111 Riverlawn Dr, Kingwood, TX 77339
4bd / 2.5ba · 2,288 sqft · built 1975 · Single Family (SFR)Analyzed Jul 16, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
62.6%
Flip ROI
Cash to First Close
$24,200
what you bring day 1
Net Profit
$24,380
Max Bid @ 20%
$214,392
$24,380 profit ÷ $38,931 total invested = 62.6%
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$209,999
Purchase (95% LTV)
$189,999
Rehab (100%)
$20,000
Loan-to-ARV
69.5%
Monthly Interest
$1,662/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee2 pts on $209,999 loan
$4,200+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$24,200Holding Period — 6 Months
HML Interest9.5% IO · $1,662/mo × 6$9,975
Property Taxes$509/mo × 6$3,056
Insurance$183/mo × 6$1,100
HOA$100/mo × 6$600
Total Holding Costs$14,731
Contingency Reserve0% of rehab — held, not at first close$0
Sale Event — Second Close
Sale Price (ARV)
$302,000−
HML Principal Payofffull IO loan balance
$209,999−
Closing Costs3.5% of sale price
$10,570−
Realtor Commission6% of sale price
$18,120=
Net Proceeds to You
$63,311Deal Summary
Net Proceeds at Closing
$63,311−
Cash to First Close
$24,200−
Holding Costs (6 mo)
$14,731−
Contingency Reserve
$0=
NET PROFIT
$24,380Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $218,033 | ✓ ok |
| 15% | $216,199 | ✓ ok |
| 20% ← | $214,392 | ✓ ok |
| 25% | $212,611 | ✓ ok |
| 30% | $210,856 | ✓ 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
1.022x
DSCR
Monthly Cash Flow
$32/mo
Cash-on-Cash Yr 1
1.2%
$31,490 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$209,999
Purchase (95% LTV)
$189,999
Rehab (100%)
$20,000
Loan-to-ARV
69.5%
Monthly Interest
$1,662/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee2 pts on $209,999 loan
$4,200+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$24,200Holding Period — 6 Months
HML Interest9.5% IO · $1,662/mo × 6$9,975
Property Taxes$509/mo × 6$3,056
Insurance$183/mo × 6$1,100
HOA$100/mo × 6$600
Total Holding Costs$14,731
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$226,500−
HML Principal Payofffull IO loan balance
$209,999−
Origination Fee2 pts on $226,500
$4,530−
Closing Coststitle / appraisal / escrow
$4,530=
Cash Back to You
+$7,441Deal Summary
Cash to First Close
$24,200+
Holding Costs (6 mo)
$14,731+
Contingency Reserve
$0−
Cash Back at Refi
−$7,441=
Capital Left in Deal
$31,490Equity Position — Day 1 Post-Refi
ARV
$302,000−
DSCR Loan Balance
$226,500=
Equity in Property
$75,500 (25.0%)−
Capital Left in Deal
$31,490=
Value Created
$44,010$75,500 equity on $31,490 deployed = 2.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,400−
Property Taxes
$509−
Insurance
$183−
Maintenance (6% rent)
$144−
Management (0% rent)
$0−
HOA
$100=
OpEx Subtotal
$937=
Net Operating Income
$1,463−
DSCR P&I
$1,432/mo=
Net Cash Flow
$32/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$226,500
Monthly P&I$1,432/mo
Net Cash Flow$32/mo
Cash Back at Refi+$7,441
DSCR
1.022x✗ Fail
Lender DSCR
1.079x✓ Pass
No Cash-Out
72.4% LTV — breakeven refi
Loan Amount$218,749
Monthly P&I$1,383/mo
Net Cash Flow$81/mo
Cash Back at Refi+$0
DSCR
1.058x✗ Fail
Lender DSCR
1.103x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,366/mo | ✓ met |
| 1.10x | $2,519/mo | +$119 needed |
| 1.20x | $2,671/mo | +$271 needed |
| 1.30x ← | $2,823/mo | +$423 needed |
| 1.40x | $2,975/mo | +$575 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
1.022x
DSCR
Monthly Cash Flow
$32/mo
Cash-on-Cash Yr 1
2.2%
$17,315 left in deal
Acquisition Event — First Close
Purchase Price
$199,999+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$10,000=
Total Cash to First Close
$229,999Holding Period — 6 Months
Property Taxes$509/mo × 6$3,056
Insurance$183/mo × 6$1,100
HOA$100/mo × 6$600
Total Holding Costs$4,756
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$226,500−
Origination Fee2 pts on $226,500
$4,530−
Closing Coststitle / appraisal / escrow
$4,530=
Net Cash Recovered
$217,440Deal Summary
Total Cash to First Close
$229,999+
Holding Costs (6 mo)
$4,756+
Contingency Reserve
$0−
Net Cash Recovered at Refi
$217,440=
Capital Left in Deal
$17,315Equity Position — Day 1 Post-Refi
ARV
$302,000−
DSCR Loan Balance
$226,500=
Equity in Property
$75,500 (25.0%)−
Capital Left in Deal
$17,315=
Value Created
$58,185$75,500 equity on $17,315 deployed = 4.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,400−
Property Taxes
$509−
Insurance
$183−
Maintenance (6% rent)
$144−
Management (0% rent)
$0−
HOA
$100=
OpEx Subtotal
$937=
Net Operating Income
$1,463−
DSCR P&I
$1,432/mo=
Net Cash Flow
$32/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$226,500
Monthly P&I$1,432/mo
Net Cash Flow$32/mo
Cash Still Required−$17,315
DSCR
1.022x✗ Fail
Lender DSCR
1.079x✓ Pass
No Cash-Out
75.0% LTV — capped short $17,315
Loan Amount$226,500
Monthly P&I$1,432/mo
Net Cash Flow$32/mo
Cash Still Required−$17,315
DSCR
1.022x✗ Fail
Lender DSCR
1.079x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,366/mo | ✓ met |
| 1.10x | $2,519/mo | +$119 needed |
| 1.20x | $2,671/mo | +$271 needed |
| 1.30x ← | $2,823/mo | +$423 needed |
| 1.40x | $2,975/mo | +$575 needed |