3018 Lexanne Ct, Spring, TX 77388
4bd / 2.5ba · 2,366 sqft · built 2010 · Single Family (SFR)Analyzed May 18, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
52.8%
Flip ROI
Cash to First Close
$25,500
what you bring day 1
Net Profit
$22,833
Max Bid @ 20%
$242,571
$22,833 profit ÷ $43,223 total invested = 52.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$233,499
Purchase (95% LTV)
$218,499
Rehab (100%)
$15,000
Loan-to-ARV
70.5%
Monthly Interest
$1,944/mo
Down Payment5% of $229,999 purchase
$11,500+
Origination Fee1 pts on $233,499 loan
$2,500+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,500Holding Period — 6 Months
HML Interest9.99% IO · $1,944/mo × 6$11,663
Property Taxes$556/mo × 6$3,335
Insurance$204/mo × 6$1,225
Total Holding Costs$16,223
Contingency Reserve10% of rehab — held, not at first close$1,500
Sale Event — Second Close
Sale Price (ARV)
$331,000−
HML Principal Payofffull IO loan balance
$233,499−
Closing Costs3.5% of sale price
$11,585−
Realtor Commission6% of sale price
$19,860=
Net Proceeds to You
$66,056Deal Summary
Net Proceeds at Closing
$66,056−
Cash to First Close
$25,500−
Holding Costs (6 mo)
$16,223−
Contingency Reserve
$1,500=
NET PROFIT
$22,833Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $246,568 | ✓ ok |
| 15% | $244,555 | ✓ ok |
| 20% ← | $242,571 | ✓ ok |
| 25% | $240,615 | ✓ ok |
| 30% | $238,685 | ✓ 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
0.844x
DSCR
Monthly Cash Flow
−$260/mo
Cash-on-Cash Yr 1
-12.4%
$25,104 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$233,499
Purchase (95% LTV)
$218,499
Rehab (100%)
$15,000
Loan-to-ARV
70.5%
Monthly Interest
$1,944/mo
Down Payment5% of $229,999 purchase
$11,500+
Origination Fee1 pts on $233,499 loan
$2,500+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,500Holding Period — 2 Months
HML Interest9.99% IO · $1,944/mo × 2$3,888
Property Taxes$556/mo × 2$1,112
Insurance$204/mo × 2$408
Total Holding Costs$5,408
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$248,250−
HML Principal Payofffull IO loan balance
$233,499−
Origination Fee1 pts on $248,250
$2,483−
Closing Coststitle / appraisal / escrow
$4,965=
Cash Back to You
+$7,303Deal Summary
Cash to First Close
$25,500+
Holding Costs (2 mo)
$5,408+
Contingency Reserve
$1,500−
Cash Back at Refi
−$7,303=
Capital Left in Deal
$25,104Equity Position — Day 1 Post-Refi
ARV
$331,000−
DSCR Loan Balance
$248,250=
Equity in Property
$82,750 (25.0%)−
Capital Left in Deal
$25,104=
Value Created
$57,646$82,750 equity on $25,104 deployed = 3.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,464−
Property Taxes
$556−
Insurance
$204−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,056=
Net Operating Income
$1,408−
DSCR P&I
$1,668/mo=
Net Cash Flow
−$260/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$248,250
Monthly P&I$1,668/mo
Net Cash Flow−$260/mo
Cash Back at Refi+$7,303
DSCR
0.844x✗ Fail
Lender DSCR
1.015x✓ Pass
No Cash-Out
72.7% LTV — breakeven refi
Loan Amount$240,721
Monthly P&I$1,618/mo
Net Cash Flow−$209/mo
Cash Back at Refi+$0
DSCR
0.871x✗ Fail
Lender DSCR
1.036x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,759/mo | +$295 needed |
| 1.10x | $2,949/mo | +$485 needed |
| 1.20x | $3,139/mo | +$675 needed |
| 1.30x ← | $3,328/mo | +$864 needed |
| 1.40x | $3,518/mo | +$1,054 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
0.844x
DSCR
Monthly Cash Flow
−$260/mo
Cash-on-Cash Yr 1
-16.7%
$18,716 left in deal
Acquisition Event — First Close
Purchase Price
$229,999+
Rehab Budget
$15,000+
Closing Costs5% of purchase
$11,500=
Total Cash to First Close
$256,499Holding Period — 2 Months
Property Taxes$556/mo × 2$1,112
Insurance$204/mo × 2$408
Total Holding Costs$1,520
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$248,250−
Origination Fee1 pts on $248,250
$2,483−
Closing Coststitle / appraisal / escrow
$4,965=
Net Cash Recovered
$240,803Deal Summary
Total Cash to First Close
$256,499+
Holding Costs (2 mo)
$1,520+
Contingency Reserve
$1,500−
Net Cash Recovered at Refi
$240,803=
Capital Left in Deal
$18,716Equity Position — Day 1 Post-Refi
ARV
$331,000−
DSCR Loan Balance
$248,250=
Equity in Property
$82,750 (25.0%)−
Capital Left in Deal
$18,716=
Value Created
$64,034$82,750 equity on $18,716 deployed = 4.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,464−
Property Taxes
$556−
Insurance
$204−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,056=
Net Operating Income
$1,408−
DSCR P&I
$1,668/mo=
Net Cash Flow
−$260/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$248,250
Monthly P&I$1,668/mo
Net Cash Flow−$260/mo
Cash Still Required−$18,716
DSCR
0.844x✗ Fail
Lender DSCR
1.015x✓ Pass
No Cash-Out
75.0% LTV — capped short $18,716
Loan Amount$248,250
Monthly P&I$1,668/mo
Net Cash Flow−$260/mo
Cash Still Required−$18,716
DSCR
0.844x✗ Fail
Lender DSCR
1.015x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,759/mo | +$295 needed |
| 1.10x | $2,949/mo | +$485 needed |
| 1.20x | $3,139/mo | +$675 needed |
| 1.30x ← | $3,328/mo | +$864 needed |
| 1.40x | $3,518/mo | +$1,054 needed |