22102 Westerpine Ln, Katy, TX 77449
4bd / 3ba · 2,900 sqft · built 2012 · Single Family (SFR)Analyzed Jul 14, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-17.8%
Flip ROI
Cash to First Close
$27,301
what you bring day 1
Net Profit
−$8,464
Max Bid @ 20%
$231,808
−$8,464 profit ÷ $47,464 total invested = -17.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$255,125
Purchase (95% LTV)
$235,125
Rehab (100%)
$20,000
Loan-to-ARV
78.5%
Monthly Interest
$2,124/mo
Down Payment5% of $247,500 purchase
$12,375+
Origination Fee1 pts on $255,125 loan
$2,551+
Closing Costs5% of purchase
$12,375=
Cash to First Close
$27,301Holding Period — 6 Months
HML Interest9.99% IO · $2,124/mo × 6$12,743
Property Taxes$680/mo × 6$4,082
Insurance$223/mo × 6$1,338
Total Holding Costs$18,163
Contingency Reserve10% of rehab — held, not at first close$2,000
Sale Event — Second Close
Sale Price (ARV)
$325,000−
HML Principal Payofffull IO loan balance
$255,125−
Closing Costs3.5% of sale price
$11,375−
Realtor Commission6% of sale price
$19,500=
Net Proceeds to You
$39,000Deal Summary
Net Proceeds at Closing
$39,000−
Cash to First Close
$27,301−
Holding Costs (6 mo)
$18,163−
Contingency Reserve
$2,000=
NET PROFIT
−$8,464Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $235,790 | −$11,710 |
| 15% | $233,785 | −$13,715 |
| 20% ← | $231,808 | −$15,692 |
| 25% | $229,859 | −$17,641 |
| 30% | $227,937 | −$19,563 |
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
0.745x
DSCR
Monthly Cash Flow
−$418/mo
Cash-on-Cash Yr 1
-9.3%
$54,043 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$255,125
Purchase (95% LTV)
$235,125
Rehab (100%)
$20,000
Loan-to-ARV
78.5%
Monthly Interest
$2,124/mo
Down Payment5% of $247,500 purchase
$12,375+
Origination Fee1 pts on $255,125 loan
$2,551+
Closing Costs5% of purchase
$12,375=
Cash to First Close
$27,301Holding Period — 2 Months
HML Interest9.99% IO · $2,124/mo × 2$4,248
Property Taxes$680/mo × 2$1,361
Insurance$223/mo × 2$446
Total Holding Costs$6,054
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$243,750−
HML Principal Payofffull IO loan balance
$255,125−
Origination Fee1 pts on $243,750
$2,438−
Closing Coststitle / appraisal / escrow
$4,875=
Cash to Bring to Close
−$18,688Deal Summary
Cash to First Close
$27,301+
Holding Costs (2 mo)
$6,054+
Contingency Reserve
$2,000−
Cash to Bring at Refi
+$18,688=
Capital Left in Deal
$54,043Equity Position — Day 1 Post-Refi
ARV
$325,000−
DSCR Loan Balance
$243,750=
Equity in Property
$81,250 (25.0%)−
Capital Left in Deal
$54,043=
Value Created
$27,207$81,250 equity on $54,043 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,413−
Property Taxes
$680−
Insurance
$223−
Maintenance (6% rent)
$145−
Management (6% rent)
$145=
OpEx Subtotal
$1,193=
Net Operating Income
$1,220−
DSCR P&I
$1,638/mo=
Net Cash Flow
−$418/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$243,750
Monthly P&I$1,638/mo
Net Cash Flow−$418/mo
Cash Still Required−$18,688
DSCR
0.745x✗ Fail
Lender DSCR
0.950x✗ Fail
No Cash-Out
75.0% LTV — capped short $18,688
Loan Amount$243,750
Monthly P&I$1,638/mo
Net Cash Flow−$418/mo
Cash Still Required−$18,688
DSCR
0.745x✗ Fail
Lender DSCR
0.950x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,888/mo | +$475 needed |
| 1.10x | $3,074/mo | +$661 needed |
| 1.20x | $3,260/mo | +$847 needed |
| 1.30x ← | $3,446/mo | +$1,033 needed |
| 1.40x | $3,632/mo | +$1,219 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
0.745x
DSCR
Monthly Cash Flow
−$418/mo
Cash-on-Cash Yr 1
-10.6%
$47,244 left in deal
Acquisition Event — First Close
Purchase Price
$247,500+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$12,375=
Total Cash to First Close
$279,875Holding Period — 2 Months
Property Taxes$680/mo × 2$1,361
Insurance$223/mo × 2$446
Total Holding Costs$1,807
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$243,750−
Origination Fee1 pts on $243,750
$2,438−
Closing Coststitle / appraisal / escrow
$4,875=
Net Cash Recovered
$236,438Deal Summary
Total Cash to First Close
$279,875+
Holding Costs (2 mo)
$1,807+
Contingency Reserve
$2,000−
Net Cash Recovered at Refi
$236,438=
Capital Left in Deal
$47,244Equity Position — Day 1 Post-Refi
ARV
$325,000−
DSCR Loan Balance
$243,750=
Equity in Property
$81,250 (25.0%)−
Capital Left in Deal
$47,244=
Value Created
$34,006$81,250 equity on $47,244 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,413−
Property Taxes
$680−
Insurance
$223−
Maintenance (6% rent)
$145−
Management (6% rent)
$145=
OpEx Subtotal
$1,193=
Net Operating Income
$1,220−
DSCR P&I
$1,638/mo=
Net Cash Flow
−$418/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$243,750
Monthly P&I$1,638/mo
Net Cash Flow−$418/mo
Cash Still Required−$47,244
DSCR
0.745x✗ Fail
Lender DSCR
0.950x✗ Fail
No Cash-Out
75.0% LTV — capped short $47,244
Loan Amount$243,750
Monthly P&I$1,638/mo
Net Cash Flow−$418/mo
Cash Still Required−$47,244
DSCR
0.745x✗ Fail
Lender DSCR
0.950x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,888/mo | +$475 needed |
| 1.10x | $3,074/mo | +$661 needed |
| 1.20x | $3,260/mo | +$847 needed |
| 1.30x ← | $3,446/mo | +$1,033 needed |
| 1.40x | $3,632/mo | +$1,219 needed |