2635 Shady Acres Ct, Houston, TX 77008
3bd / 3.5ba · 2,994 sqft · built 2004 · Single Family (SFR)Analyzed Jul 29, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
53.7%
Flip ROI
Cash to First Close
$36,733
what you bring day 1
Net Profit
$32,208
Max Bid @ 20%
$352,670
$32,208 profit ÷ $59,937 total invested = 53.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$323,250
Purchase (95% LTV)
$318,250
Rehab (100%)
$5,000
Loan-to-ARV
70.4%
Monthly Interest
$2,691/mo
Down Payment5% of $335,000 purchase
$16,750+
Origination Fee1 pts on $323,250 loan
$3,233+
Closing Costs5% of purchase
$16,750=
Cash to First Close
$36,733Holding Period — 6 Months
HML Interest9.99% IO · $2,691/mo × 6$16,146
Property Taxes$810/mo × 6$4,858
Insurance$283/mo × 6$1,700
Total Holding Costs$22,704
Contingency Reserve10% of rehab — held, not at first close$500
Sale Event — Second Close
Sale Price (ARV)
$459,000−
HML Principal Payofffull IO loan balance
$323,250−
Closing Costs3.5% of sale price
$16,065−
Realtor Commission6% of sale price
$27,540=
Net Proceeds to You
$92,145Deal Summary
Net Proceeds at Closing
$92,145−
Cash to First Close
$36,733−
Holding Costs (6 mo)
$22,704−
Contingency Reserve
$500=
NET PROFIT
$32,208Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $358,237 | ✓ ok |
| 15% | $355,434 | ✓ ok |
| 20% ← | $352,670 | ✓ ok |
| 25% | $349,946 | ✓ ok |
| 30% | $347,259 | ✓ 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
0.786x
DSCR
Monthly Cash Flow
−$495/mo
Cash-on-Cash Yr 1
-17.4%
$34,128 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$323,250
Purchase (95% LTV)
$318,250
Rehab (100%)
$5,000
Loan-to-ARV
70.4%
Monthly Interest
$2,691/mo
Down Payment5% of $335,000 purchase
$16,750+
Origination Fee1 pts on $323,250 loan
$3,233+
Closing Costs5% of purchase
$16,750=
Cash to First Close
$36,733Holding Period — 2 Months
HML Interest9.99% IO · $2,691/mo × 2$5,382
Property Taxes$810/mo × 2$1,619
Insurance$283/mo × 2$567
Total Holding Costs$7,568
Contingency Reserve10% of rehab — held, not at first close$500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$344,250−
HML Principal Payofffull IO loan balance
$323,250−
Origination Fee1 pts on $344,250
$3,443−
Closing Coststitle / appraisal / escrow
$6,885=
Cash Back to You
+$10,673Deal Summary
Cash to First Close
$36,733+
Holding Costs (2 mo)
$7,568+
Contingency Reserve
$500−
Cash Back at Refi
−$10,673=
Capital Left in Deal
$34,128Equity Position — Day 1 Post-Refi
ARV
$459,000−
DSCR Loan Balance
$344,250=
Equity in Property
$114,750 (25.0%)−
Capital Left in Deal
$34,128=
Value Created
$80,622$114,750 equity on $34,128 deployed = 3.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,308−
Property Taxes
$810−
Insurance
$283−
Maintenance (6% rent)
$198−
Management (6% rent)
$198=
OpEx Subtotal
$1,490=
Net Operating Income
$1,818−
DSCR P&I
$2,313/mo=
Net Cash Flow
−$495/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$344,250
Monthly P&I$2,313/mo
Net Cash Flow−$495/mo
Cash Back at Refi+$10,673
DSCR
0.786x✗ Fail
Lender DSCR
0.971x✗ Fail
No Cash-Out
72.6% LTV — breakeven refi
Loan Amount$333,247
Monthly P&I$2,240/mo
Net Cash Flow−$421/mo
Cash Back at Refi+$0
DSCR
0.812x✗ Fail
Lender DSCR
0.993x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,871/mo | +$563 needed |
| 1.10x | $4,134/mo | +$826 needed |
| 1.20x | $4,397/mo | +$1,089 needed |
| 1.30x ← | $4,660/mo | +$1,352 needed |
| 1.40x | $4,923/mo | +$1,615 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
0.786x
DSCR
Monthly Cash Flow
−$495/mo
Cash-on-Cash Yr 1
-23.3%
$25,514 left in deal
Acquisition Event — First Close
Purchase Price
$335,000+
Rehab Budget
$5,000+
Closing Costs5% of purchase
$16,750=
Total Cash to First Close
$356,750Holding Period — 2 Months
Property Taxes$810/mo × 2$1,619
Insurance$283/mo × 2$567
Total Holding Costs$2,186
Contingency Reserve10% of rehab — held, not at first close$500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$344,250−
Origination Fee1 pts on $344,250
$3,443−
Closing Coststitle / appraisal / escrow
$6,885=
Net Cash Recovered
$333,923Deal Summary
Total Cash to First Close
$356,750+
Holding Costs (2 mo)
$2,186+
Contingency Reserve
$500−
Net Cash Recovered at Refi
$333,923=
Capital Left in Deal
$25,514Equity Position — Day 1 Post-Refi
ARV
$459,000−
DSCR Loan Balance
$344,250=
Equity in Property
$114,750 (25.0%)−
Capital Left in Deal
$25,514=
Value Created
$89,237$114,750 equity on $25,514 deployed = 4.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,308−
Property Taxes
$810−
Insurance
$283−
Maintenance (6% rent)
$198−
Management (6% rent)
$198=
OpEx Subtotal
$1,490=
Net Operating Income
$1,818−
DSCR P&I
$2,313/mo=
Net Cash Flow
−$495/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$344,250
Monthly P&I$2,313/mo
Net Cash Flow−$495/mo
Cash Still Required−$25,514
DSCR
0.786x✗ Fail
Lender DSCR
0.971x✗ Fail
No Cash-Out
75.0% LTV — capped short $25,514
Loan Amount$344,250
Monthly P&I$2,313/mo
Net Cash Flow−$495/mo
Cash Still Required−$25,514
DSCR
0.786x✗ Fail
Lender DSCR
0.971x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,871/mo | +$563 needed |
| 1.10x | $4,134/mo | +$826 needed |
| 1.20x | $4,397/mo | +$1,089 needed |
| 1.30x ← | $4,660/mo | +$1,352 needed |
| 1.40x | $4,923/mo | +$1,615 needed |