25322 Oak Villa Dr, Spring, TX 77389
4bd / 4ba · 3,181 sqft · built 2019 · Single Family (SFR)Analyzed May 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
50.5%
Flip ROI
Cash to First Close
$44,000
what you bring day 1
Net Profit
$37,675
Max Bid @ 20%
$419,893
$37,675 profit ÷ $74,555 total invested = 50.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$400,000
Purchase (95% LTV)
$380,000
Rehab (100%)
$20,000
Loan-to-ARV
70.7%
Monthly Interest
$3,330/mo
Down Payment5% of $400,000 purchase
$20,000+
Origination Fee1 pts on $400,000 loan
$4,000+
Closing Costs5% of purchase
$20,000=
Cash to First Close
$44,000Holding Period — 6 Months
HML Interest9.99% IO · $3,330/mo × 6$19,980
Property Taxes$1,079/mo × 6$6,475
Insurance$350/mo × 6$2,100
Total Holding Costs$28,555
Contingency Reserve10% of rehab — held, not at first close$2,000
Sale Event — Second Close
Sale Price (ARV)
$566,000−
HML Principal Payofffull IO loan balance
$400,000−
Closing Costs3.5% of sale price
$19,810−
Realtor Commission6% of sale price
$33,960=
Net Proceeds to You
$112,230Deal Summary
Net Proceeds at Closing
$112,230−
Cash to First Close
$44,000−
Holding Costs (6 mo)
$28,555−
Contingency Reserve
$2,000=
NET PROFIT
$37,675Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $426,787 | ✓ ok |
| 15% | $423,315 | ✓ ok |
| 20% ← | $419,893 | ✓ ok |
| 25% | $416,518 | ✓ ok |
| 30% | $413,191 | ✓ 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
0.556x
DSCR
Monthly Cash Flow
−$1,266/mo
Cash-on-Cash Yr 1
-34.7%
$43,753 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$400,000
Purchase (95% LTV)
$380,000
Rehab (100%)
$20,000
Loan-to-ARV
70.7%
Monthly Interest
$3,330/mo
Down Payment5% of $400,000 purchase
$20,000+
Origination Fee1 pts on $400,000 loan
$4,000+
Closing Costs5% of purchase
$20,000=
Cash to First Close
$44,000Holding Period — 2 Months
HML Interest9.99% IO · $3,330/mo × 2$6,660
Property Taxes$1,079/mo × 2$2,158
Insurance$350/mo × 2$700
Total Holding Costs$9,518
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$424,500−
HML Principal Payofffull IO loan balance
$400,000−
Origination Fee1 pts on $424,500
$4,245−
Closing Coststitle / appraisal / escrow
$8,490=
Cash Back to You
+$11,765Deal Summary
Cash to First Close
$44,000+
Holding Costs (2 mo)
$9,518+
Contingency Reserve
$2,000−
Cash Back at Refi
−$11,765=
Capital Left in Deal
$43,753Equity Position — Day 1 Post-Refi
ARV
$566,000−
DSCR Loan Balance
$424,500=
Equity in Property
$141,500 (25.0%)−
Capital Left in Deal
$43,753=
Value Created
$97,747$141,500 equity on $43,753 deployed = 3.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,427−
Property Taxes
$1,079−
Insurance
$350−
Maintenance (6% rent)
$206−
Management (6% rent)
$206=
OpEx Subtotal
$1,840=
Net Operating Income
$1,587−
DSCR P&I
$2,853/mo=
Net Cash Flow
−$1,266/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$424,500
Monthly P&I$2,853/mo
Net Cash Flow−$1,266/mo
Cash Back at Refi+$11,765
DSCR
0.556x✗ Fail
Lender DSCR
0.800x✗ Fail
No Cash-Out
72.9% LTV — breakeven refi
Loan Amount$412,371
Monthly P&I$2,771/mo
Net Cash Flow−$1,185/mo
Cash Back at Refi+$0
DSCR
0.573x✗ Fail
Lender DSCR
0.816x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $4,866/mo | +$1,439 needed |
| 1.10x | $5,190/mo | +$1,763 needed |
| 1.20x | $5,514/mo | +$2,087 needed |
| 1.30x ← | $5,838/mo | +$2,411 needed |
| 1.40x | $6,163/mo | +$2,736 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
0.556x
DSCR
Monthly Cash Flow
−$1,266/mo
Cash-on-Cash Yr 1
-45.9%
$33,093 left in deal
Acquisition Event — First Close
Purchase Price
$400,000+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$20,000=
Total Cash to First Close
$440,000Holding Period — 2 Months
Property Taxes$1,079/mo × 2$2,158
Insurance$350/mo × 2$700
Total Holding Costs$2,858
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$424,500−
Origination Fee1 pts on $424,500
$4,245−
Closing Coststitle / appraisal / escrow
$8,490=
Net Cash Recovered
$411,765Deal Summary
Total Cash to First Close
$440,000+
Holding Costs (2 mo)
$2,858+
Contingency Reserve
$2,000−
Net Cash Recovered at Refi
$411,765=
Capital Left in Deal
$33,093Equity Position — Day 1 Post-Refi
ARV
$566,000−
DSCR Loan Balance
$424,500=
Equity in Property
$141,500 (25.0%)−
Capital Left in Deal
$33,093=
Value Created
$108,407$141,500 equity on $33,093 deployed = 4.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,427−
Property Taxes
$1,079−
Insurance
$350−
Maintenance (6% rent)
$206−
Management (6% rent)
$206=
OpEx Subtotal
$1,840=
Net Operating Income
$1,587−
DSCR P&I
$2,853/mo=
Net Cash Flow
−$1,266/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$424,500
Monthly P&I$2,853/mo
Net Cash Flow−$1,266/mo
Cash Still Required−$33,093
DSCR
0.556x✗ Fail
Lender DSCR
0.800x✗ Fail
No Cash-Out
75.0% LTV — capped short $33,093
Loan Amount$424,500
Monthly P&I$2,853/mo
Net Cash Flow−$1,266/mo
Cash Still Required−$33,093
DSCR
0.556x✗ Fail
Lender DSCR
0.800x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $4,866/mo | +$1,439 needed |
| 1.10x | $5,190/mo | +$1,763 needed |
| 1.20x | $5,514/mo | +$2,087 needed |
| 1.30x ← | $5,838/mo | +$2,411 needed |
| 1.40x | $6,163/mo | +$2,736 needed |