21327 Bandera Ranch Ln, Katy, TX 77449
5bd / 2.5ba · 2,548 sqft · built 2012 · Single Family (SFR)Analyzed Jul 28, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-22.7%
Flip ROI
Cash to First Close
$27,022
what you bring day 1
Net Profit
−$10,572
Max Bid @ 20%
$227,573
−$10,572 profit ÷ $46,565 total invested = -22.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$252,703
Purchase (95% LTV)
$232,703
Rehab (100%)
$20,000
Loan-to-ARV
79.2%
Monthly Interest
$2,104/mo
Down Payment5% of $244,950 purchase
$12,248+
Origination Fee1 pts on $252,703 loan
$2,527+
Closing Costs5% of purchase
$12,248=
Cash to First Close
$27,022Holding Period — 6 Months
HML Interest9.99% IO · $2,104/mo × 6$12,622
Property Taxes$599/mo × 6$3,596
Insurance$221/mo × 6$1,325
Total Holding Costs$17,543
Contingency Reserve10% of rehab — held, not at first close$2,000
Sale Event — Second Close
Sale Price (ARV)
$319,000−
HML Principal Payofffull IO loan balance
$252,703−
Closing Costs3.5% of sale price
$11,165−
Realtor Commission6% of sale price
$19,140=
Net Proceeds to You
$35,993Deal Summary
Net Proceeds at Closing
$35,993−
Cash to First Close
$27,022−
Holding Costs (6 mo)
$17,543−
Contingency Reserve
$2,000=
NET PROFIT
−$10,572Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $231,451 | −$13,499 |
| 15% | $229,498 | −$15,452 |
| 20% ← | $227,573 | −$17,377 |
| 25% | $225,675 | −$19,275 |
| 30% | $223,803 | −$21,147 |
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
0.845x
DSCR
Monthly Cash Flow
−$250/mo
Cash-on-Cash Yr 1
-5.4%
$55,500 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$252,703
Purchase (95% LTV)
$232,703
Rehab (100%)
$20,000
Loan-to-ARV
79.2%
Monthly Interest
$2,104/mo
Down Payment5% of $244,950 purchase
$12,248+
Origination Fee1 pts on $252,703 loan
$2,527+
Closing Costs5% of purchase
$12,248=
Cash to First Close
$27,022Holding Period — 2 Months
HML Interest9.99% IO · $2,104/mo × 2$4,207
Property Taxes$599/mo × 2$1,199
Insurance$221/mo × 2$442
Total Holding Costs$5,848
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$239,250−
HML Principal Payofffull IO loan balance
$252,703−
Origination Fee1 pts on $239,250
$2,393−
Closing Coststitle / appraisal / escrow
$4,785=
Cash to Bring to Close
−$20,630Deal Summary
Cash to First Close
$27,022+
Holding Costs (2 mo)
$5,848+
Contingency Reserve
$2,000−
Cash to Bring at Refi
+$20,630=
Capital Left in Deal
$55,500Equity Position — Day 1 Post-Refi
ARV
$319,000−
DSCR Loan Balance
$239,250=
Equity in Property
$79,750 (25.0%)−
Capital Left in Deal
$55,500=
Value Created
$24,250$79,750 equity on $55,500 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,475−
Property Taxes
$599−
Insurance
$221−
Maintenance (6% rent)
$149−
Management (6% rent)
$149=
OpEx Subtotal
$1,117=
Net Operating Income
$1,358−
DSCR P&I
$1,608/mo=
Net Cash Flow
−$250/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$239,250
Monthly P&I$1,608/mo
Net Cash Flow−$250/mo
Cash Still Required−$20,630
DSCR
0.845x✗ Fail
Lender DSCR
1.019x✓ Pass
No Cash-Out
75.0% LTV — capped short $20,630
Loan Amount$239,250
Monthly P&I$1,608/mo
Net Cash Flow−$250/mo
Cash Still Required−$20,630
DSCR
0.845x✗ Fail
Lender DSCR
1.019x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,759/mo | +$284 needed |
| 1.10x | $2,942/mo | +$467 needed |
| 1.20x | $3,124/mo | +$649 needed |
| 1.30x ← | $3,307/mo | +$832 needed |
| 1.40x | $3,490/mo | +$1,015 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
0.845x
DSCR
Monthly Cash Flow
−$250/mo
Cash-on-Cash Yr 1
-6.1%
$48,765 left in deal
Acquisition Event — First Close
Purchase Price
$244,950+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$12,248=
Total Cash to First Close
$277,198Holding Period — 2 Months
Property Taxes$599/mo × 2$1,199
Insurance$221/mo × 2$442
Total Holding Costs$1,640
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$239,250−
Origination Fee1 pts on $239,250
$2,393−
Closing Coststitle / appraisal / escrow
$4,785=
Net Cash Recovered
$232,073Deal Summary
Total Cash to First Close
$277,198+
Holding Costs (2 mo)
$1,640+
Contingency Reserve
$2,000−
Net Cash Recovered at Refi
$232,073=
Capital Left in Deal
$48,765Equity Position — Day 1 Post-Refi
ARV
$319,000−
DSCR Loan Balance
$239,250=
Equity in Property
$79,750 (25.0%)−
Capital Left in Deal
$48,765=
Value Created
$30,985$79,750 equity on $48,765 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,475−
Property Taxes
$599−
Insurance
$221−
Maintenance (6% rent)
$149−
Management (6% rent)
$149=
OpEx Subtotal
$1,117=
Net Operating Income
$1,358−
DSCR P&I
$1,608/mo=
Net Cash Flow
−$250/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$239,250
Monthly P&I$1,608/mo
Net Cash Flow−$250/mo
Cash Still Required−$48,765
DSCR
0.845x✗ Fail
Lender DSCR
1.019x✓ Pass
No Cash-Out
75.0% LTV — capped short $48,765
Loan Amount$239,250
Monthly P&I$1,608/mo
Net Cash Flow−$250/mo
Cash Still Required−$48,765
DSCR
0.845x✗ Fail
Lender DSCR
1.019x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,759/mo | +$284 needed |
| 1.10x | $2,942/mo | +$467 needed |
| 1.20x | $3,124/mo | +$649 needed |
| 1.30x ← | $3,307/mo | +$832 needed |
| 1.40x | $3,490/mo | +$1,015 needed |