2651 Lark Ln, Humble, TX 77396
3bd / 2ba · 1,418 sqft · built 1979 · Single Family (SFR)Analyzed Apr 20, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-56.3%
Flip ROI
Cash to First Close
$19,000
what you bring day 1
Net Profit
−$18,861
Max Bid @ 20%
$143,379
−$18,861 profit ÷ $33,497 total invested = -56.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$181,749
Purchase (95% LTV)
$156,749
Rehab (100%)
$25,000
Loan-to-ARV
83.8%
Monthly Interest
$1,513/mo
Down Payment5% of $164,999 purchase
$8,250+
Origination Fee1 pts on $181,749 loan
$2,500+
Closing Costs5% of purchase
$8,250=
Cash to First Close
$19,000Holding Period — 6 Months
HML Interest9.99% IO · $1,513/mo × 6$9,078
Property Taxes$328/mo × 6$1,969
Insurance$158/mo × 6$950
Total Holding Costs$11,997
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$217,000−
HML Principal Payofffull IO loan balance
$181,749−
Closing Costs3.5% of sale price
$7,595−
Realtor Commission6% of sale price
$13,020=
Net Proceeds to You
$14,636Deal Summary
Net Proceeds at Closing
$14,636−
Cash to First Close
$19,000−
Holding Costs (6 mo)
$11,997−
Contingency Reserve
$2,500=
NET PROFIT
−$18,861Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $145,977 | −$19,022 |
| 15% | $144,668 | −$20,331 |
| 20% ← | $143,379 | −$21,620 |
| 25% | $142,107 | −$22,892 |
| 30% | $140,853 | −$24,146 |
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
0.900x
DSCR
Monthly Cash Flow
−$110/mo
Cash-on-Cash Yr 1
-2.7%
$49,380 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$181,749
Purchase (95% LTV)
$156,749
Rehab (100%)
$25,000
Loan-to-ARV
83.8%
Monthly Interest
$1,513/mo
Down Payment5% of $164,999 purchase
$8,250+
Origination Fee1 pts on $181,749 loan
$2,500+
Closing Costs5% of purchase
$8,250=
Cash to First Close
$19,000Holding Period — 2 Months
HML Interest9.99% IO · $1,513/mo × 2$3,026
Property Taxes$328/mo × 2$656
Insurance$158/mo × 2$317
Total Holding Costs$3,999
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$162,750−
HML Principal Payofffull IO loan balance
$181,749−
Origination Fee1 pts on $162,750
$1,628−
Closing Coststitle / appraisal / escrow
$3,255=
Cash to Bring to Close
−$23,882Deal Summary
Cash to First Close
$19,000+
Holding Costs (2 mo)
$3,999+
Contingency Reserve
$2,500−
Cash to Bring at Refi
+$23,882=
Capital Left in Deal
$49,380Equity Position — Day 1 Post-Refi
ARV
$217,000−
DSCR Loan Balance
$162,750=
Equity in Property
$54,250 (25.0%)−
Capital Left in Deal
$49,380=
Value Created
$4,870$54,250 equity on $49,380 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,671−
Property Taxes
$328−
Insurance
$158−
Maintenance (6% rent)
$100−
Management (6% rent)
$100=
OpEx Subtotal
$687=
Net Operating Income
$984−
DSCR P&I
$1,094/mo=
Net Cash Flow
−$110/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$162,750
Monthly P&I$1,094/mo
Net Cash Flow−$110/mo
Cash Still Required−$23,882
DSCR
0.900x✗ Fail
Lender DSCR
1.057x✓ Pass
No Cash-Out
75.0% LTV — capped short $23,882
Loan Amount$162,750
Monthly P&I$1,094/mo
Net Cash Flow−$110/mo
Cash Still Required−$23,882
DSCR
0.900x✗ Fail
Lender DSCR
1.057x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,796/mo | +$125 needed |
| 1.10x | $1,920/mo | +$249 needed |
| 1.20x | $2,044/mo | +$373 needed |
| 1.30x ← | $2,168/mo | +$497 needed |
| 1.40x | $2,293/mo | +$622 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
0.900x
DSCR
Monthly Cash Flow
−$110/mo
Cash-on-Cash Yr 1
-3.0%
$43,854 left in deal
Acquisition Event — First Close
Purchase Price
$164,999+
Rehab Budget
$25,000+
Closing Costs5% of purchase
$8,250=
Total Cash to First Close
$198,249Holding Period — 2 Months
Property Taxes$328/mo × 2$656
Insurance$158/mo × 2$317
Total Holding Costs$973
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$162,750−
Origination Fee1 pts on $162,750
$1,628−
Closing Coststitle / appraisal / escrow
$3,255=
Net Cash Recovered
$157,868Deal Summary
Total Cash to First Close
$198,249+
Holding Costs (2 mo)
$973+
Contingency Reserve
$2,500−
Net Cash Recovered at Refi
$157,868=
Capital Left in Deal
$43,854Equity Position — Day 1 Post-Refi
ARV
$217,000−
DSCR Loan Balance
$162,750=
Equity in Property
$54,250 (25.0%)−
Capital Left in Deal
$43,854=
Value Created
$10,396$54,250 equity on $43,854 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,671−
Property Taxes
$328−
Insurance
$158−
Maintenance (6% rent)
$100−
Management (6% rent)
$100=
OpEx Subtotal
$687=
Net Operating Income
$984−
DSCR P&I
$1,094/mo=
Net Cash Flow
−$110/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$162,750
Monthly P&I$1,094/mo
Net Cash Flow−$110/mo
Cash Still Required−$43,854
DSCR
0.900x✗ Fail
Lender DSCR
1.057x✓ Pass
No Cash-Out
75.0% LTV — capped short $43,854
Loan Amount$162,750
Monthly P&I$1,094/mo
Net Cash Flow−$110/mo
Cash Still Required−$43,854
DSCR
0.900x✗ Fail
Lender DSCR
1.057x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,796/mo | +$125 needed |
| 1.10x | $1,920/mo | +$249 needed |
| 1.20x | $2,044/mo | +$373 needed |
| 1.30x ← | $2,168/mo | +$497 needed |
| 1.40x | $2,293/mo | +$622 needed |