22623 Ebbets Field Dr, Spring, TX 77389
4bd / 2ba · 2,303 sqft · built 2014 · Single Family (SFR)Analyzed Jul 22, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-8.3%
Flip ROI
Cash to First Close
$24,590
what you bring day 1
Net Profit
−$3,983
Max Bid @ 20%
$208,103
−$3,983 profit ÷ $48,158 total invested = -8.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$259,000
Purchase (95% LTV)
$209,000
Rehab (100%)
$50,000
Loan-to-ARV
77.3%
Monthly Interest
$2,156/mo
Down Payment5% of $220,000 purchase
$11,000+
Origination Fee1 pts on $259,000 loan
$2,590+
Closing Costs5% of purchase
$11,000=
Cash to First Close
$24,590Holding Period — 6 Months
HML Interest9.99% IO · $2,156/mo × 6$12,937
Property Taxes$714/mo × 6$4,281
Insurance$225/mo × 6$1,350
Total Holding Costs$18,568
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$335,000−
HML Principal Payofffull IO loan balance
$259,000−
Closing Costs3.5% of sale price
$11,725−
Realtor Commission6% of sale price
$20,100=
Net Proceeds to You
$44,175Deal Summary
Net Proceeds at Closing
$44,175−
Cash to First Close
$24,590−
Holding Costs (6 mo)
$18,568−
Contingency Reserve
$5,000=
NET PROFIT
−$3,983Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $212,201 | −$7,799 |
| 15% | $210,137 | −$9,863 |
| 20% ← | $208,103 | −$11,897 |
| 25% | $206,097 | −$13,903 |
| 30% | $204,119 | −$15,881 |
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
0.954x
DSCR
Monthly Cash Flow
−$78/mo
Cash-on-Cash Yr 1
-1.8%
$51,067 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$259,000
Purchase (95% LTV)
$209,000
Rehab (100%)
$50,000
Loan-to-ARV
77.3%
Monthly Interest
$2,156/mo
Down Payment5% of $220,000 purchase
$11,000+
Origination Fee1 pts on $259,000 loan
$2,590+
Closing Costs5% of purchase
$11,000=
Cash to First Close
$24,590Holding Period — 2 Months
HML Interest9.99% IO · $2,156/mo × 2$4,312
Property Taxes$714/mo × 2$1,427
Insurance$225/mo × 2$450
Total Holding Costs$6,189
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$251,250−
HML Principal Payofffull IO loan balance
$259,000−
Origination Fee1 pts on $251,250
$2,513−
Closing Coststitle / appraisal / escrow
$5,025=
Cash to Bring to Close
−$15,288Deal Summary
Cash to First Close
$24,590+
Holding Costs (2 mo)
$6,189+
Contingency Reserve
$5,000−
Cash to Bring at Refi
+$15,288=
Capital Left in Deal
$51,067Equity Position — Day 1 Post-Refi
ARV
$335,000−
DSCR Loan Balance
$251,250=
Equity in Property
$83,750 (25.0%)−
Capital Left in Deal
$51,067=
Value Created
$32,683$83,750 equity on $51,067 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,897−
Property Taxes
$714−
Insurance
$225−
Maintenance (6% rent)
$174−
Management (6% rent)
$174=
OpEx Subtotal
$1,286=
Net Operating Income
$1,611−
DSCR P&I
$1,688/mo=
Net Cash Flow
−$78/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$251,250
Monthly P&I$1,688/mo
Net Cash Flow−$78/mo
Cash Still Required−$15,288
DSCR
0.954x✗ Fail
Lender DSCR
1.103x✓ Pass
No Cash-Out
75.0% LTV — capped short $15,288
Loan Amount$251,250
Monthly P&I$1,688/mo
Net Cash Flow−$78/mo
Cash Still Required−$15,288
DSCR
0.954x✗ Fail
Lender DSCR
1.103x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,985/mo | +$88 needed |
| 1.10x | $3,177/mo | +$280 needed |
| 1.20x | $3,369/mo | +$472 needed |
| 1.30x ← | $3,561/mo | +$664 needed |
| 1.40x | $3,753/mo | +$856 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
0.954x
DSCR
Monthly Cash Flow
−$78/mo
Cash-on-Cash Yr 1
-2.1%
$44,165 left in deal
Acquisition Event — First Close
Purchase Price
$220,000+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$11,000=
Total Cash to First Close
$281,000Holding Period — 2 Months
Property Taxes$714/mo × 2$1,427
Insurance$225/mo × 2$450
Total Holding Costs$1,877
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$251,250−
Origination Fee1 pts on $251,250
$2,513−
Closing Coststitle / appraisal / escrow
$5,025=
Net Cash Recovered
$243,713Deal Summary
Total Cash to First Close
$281,000+
Holding Costs (2 mo)
$1,877+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$243,713=
Capital Left in Deal
$44,165Equity Position — Day 1 Post-Refi
ARV
$335,000−
DSCR Loan Balance
$251,250=
Equity in Property
$83,750 (25.0%)−
Capital Left in Deal
$44,165=
Value Created
$39,586$83,750 equity on $44,165 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,897−
Property Taxes
$714−
Insurance
$225−
Maintenance (6% rent)
$174−
Management (6% rent)
$174=
OpEx Subtotal
$1,286=
Net Operating Income
$1,611−
DSCR P&I
$1,688/mo=
Net Cash Flow
−$78/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$251,250
Monthly P&I$1,688/mo
Net Cash Flow−$78/mo
Cash Still Required−$44,165
DSCR
0.954x✗ Fail
Lender DSCR
1.103x✓ Pass
No Cash-Out
75.0% LTV — capped short $44,165
Loan Amount$251,250
Monthly P&I$1,688/mo
Net Cash Flow−$78/mo
Cash Still Required−$44,165
DSCR
0.954x✗ Fail
Lender DSCR
1.103x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,985/mo | +$88 needed |
| 1.10x | $3,177/mo | +$280 needed |
| 1.20x | $3,369/mo | +$472 needed |
| 1.30x ← | $3,561/mo | +$664 needed |
| 1.40x | $3,753/mo | +$856 needed |