2111 Sailwind Dr, Pearland, TX 77584
4bd / 2ba · 1,967 sqft · built 2005 · Single Family (SFR)Analyzed Jun 18, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
33.9%
Flip ROI
Cash to First Close
$27,000
what you bring day 1
Net Profit
$15,075
Max Bid @ 20%
$250,480
$15,075 profit ÷ $44,446 total invested = 33.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$242,749
Purchase (95% LTV)
$232,749
Rehab (100%)
$10,000
Loan-to-ARV
72.7%
Monthly Interest
$2,021/mo
Down Payment5% of $244,999 purchase
$12,250+
Origination Fee1 pts on $242,749 loan
$2,500+
Closing Costs5% of purchase
$12,250=
Cash to First Close
$27,000Holding Period — 6 Months
HML Interest9.99% IO · $2,021/mo × 6$12,125
Property Taxes$508/mo × 6$3,046
Insurance$212/mo × 6$1,275
Total Holding Costs$16,446
Contingency Reserve10% of rehab — held, not at first close$1,000
Sale Event — Second Close
Sale Price (ARV)
$334,000−
HML Principal Payofffull IO loan balance
$242,749−
Closing Costs3.5% of sale price
$11,690−
Realtor Commission6% of sale price
$20,040=
Net Proceeds to You
$59,521Deal Summary
Net Proceeds at Closing
$59,521−
Cash to First Close
$27,000−
Holding Costs (6 mo)
$16,446−
Contingency Reserve
$1,000=
NET PROFIT
$15,075Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $254,492 | ✓ ok |
| 15% | $252,472 | ✓ ok |
| 20% ← | $250,480 | ✓ ok |
| 25% | $248,517 | ✓ ok |
| 30% | $246,580 | ✓ ok |
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
0.770x
DSCR
Monthly Cash Flow
−$387/mo
Cash-on-Cash Yr 1
-14.0%
$33,246 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$242,749
Purchase (95% LTV)
$232,749
Rehab (100%)
$10,000
Loan-to-ARV
72.7%
Monthly Interest
$2,021/mo
Down Payment5% of $244,999 purchase
$12,250+
Origination Fee1 pts on $242,749 loan
$2,500+
Closing Costs5% of purchase
$12,250=
Cash to First Close
$27,000Holding Period — 2 Months
HML Interest9.99% IO · $2,021/mo × 2$4,042
Property Taxes$508/mo × 2$1,015
Insurance$212/mo × 2$425
Total Holding Costs$5,482
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$250,500−
HML Principal Payofffull IO loan balance
$242,749−
Origination Fee1 pts on $250,500
$2,505−
Closing Coststitle / appraisal / escrow
$5,010=
Cash Back to You
+$236Deal Summary
Cash to First Close
$27,000+
Holding Costs (2 mo)
$5,482+
Contingency Reserve
$1,000−
Cash Back at Refi
−$236=
Capital Left in Deal
$33,246Equity Position — Day 1 Post-Refi
ARV
$334,000−
DSCR Loan Balance
$250,500=
Equity in Property
$83,500 (25.0%)−
Capital Left in Deal
$33,246=
Value Created
$50,254$83,500 equity on $33,246 deployed = 2.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,292−
Property Taxes
$508−
Insurance
$212−
Maintenance (6% rent)
$138−
Management (6% rent)
$138=
OpEx Subtotal
$995=
Net Operating Income
$1,297−
DSCR P&I
$1,683/mo=
Net Cash Flow
−$387/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$387/mo
Cash Back at Refi+$236
DSCR
0.770x✗ Fail
Lender DSCR
0.954x✗ Fail
No Cash-Out
74.9% LTV — breakeven refi
Loan Amount$250,257
Monthly P&I$1,682/mo
Net Cash Flow−$385/mo
Cash Back at Refi+$0
DSCR
0.771x✗ Fail
Lender DSCR
0.954x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,731/mo | +$439 needed |
| 1.10x | $2,923/mo | +$631 needed |
| 1.20x | $3,114/mo | +$822 needed |
| 1.30x ← | $3,305/mo | +$1,013 needed |
| 1.40x | $3,497/mo | +$1,205 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
0.770x
DSCR
Monthly Cash Flow
−$387/mo
Cash-on-Cash Yr 1
-17.4%
$26,704 left in deal
Acquisition Event — First Close
Purchase Price
$244,999+
Rehab Budget
$10,000+
Closing Costs5% of purchase
$12,250=
Total Cash to First Close
$267,249Holding Period — 2 Months
Property Taxes$508/mo × 2$1,015
Insurance$212/mo × 2$425
Total Holding Costs$1,440
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$250,500−
Origination Fee1 pts on $250,500
$2,505−
Closing Coststitle / appraisal / escrow
$5,010=
Net Cash Recovered
$242,985Deal Summary
Total Cash to First Close
$267,249+
Holding Costs (2 mo)
$1,440+
Contingency Reserve
$1,000−
Net Cash Recovered at Refi
$242,985=
Capital Left in Deal
$26,704Equity Position — Day 1 Post-Refi
ARV
$334,000−
DSCR Loan Balance
$250,500=
Equity in Property
$83,500 (25.0%)−
Capital Left in Deal
$26,704=
Value Created
$56,796$83,500 equity on $26,704 deployed = 3.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,292−
Property Taxes
$508−
Insurance
$212−
Maintenance (6% rent)
$138−
Management (6% rent)
$138=
OpEx Subtotal
$995=
Net Operating Income
$1,297−
DSCR P&I
$1,683/mo=
Net Cash Flow
−$387/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$387/mo
Cash Still Required−$26,704
DSCR
0.770x✗ Fail
Lender DSCR
0.954x✗ Fail
No Cash-Out
75.0% LTV — capped short $26,704
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$387/mo
Cash Still Required−$26,704
DSCR
0.770x✗ Fail
Lender DSCR
0.954x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,731/mo | +$439 needed |
| 1.10x | $2,923/mo | +$631 needed |
| 1.20x | $3,114/mo | +$822 needed |
| 1.30x ← | $3,305/mo | +$1,013 needed |
| 1.40x | $3,497/mo | +$1,205 needed |