30230 Emerson Creek Dr, Spring, TX 77386
2,280 sqft · built 2007 · Single Family (SFR)Analyzed Jun 25, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-20.0%
Flip ROI
Cash to First Close
$20,000
what you bring day 1
Net Profit
−$8,774
Max Bid @ 20%
$159,686
−$8,774 profit ÷ $43,979 total invested = -20.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$246,250
Purchase (95% LTV)
$166,250
Rehab (100%)
$80,000
Loan-to-ARV
79.2%
Monthly Interest
$2,050/mo
Down Payment5% of $175,000 purchase
$8,750+
Origination Fee1 pts on $246,250 loan
$2,500+
Closing Costs5% of purchase
$8,750=
Cash to First Close
$20,000Holding Period — 6 Months
HML Interest9.99% IO · $2,050/mo × 6$12,300
Property Taxes$401/mo × 6$2,404
Insurance$213/mo × 6$1,275
Total Holding Costs$15,979
Contingency Reserve10% of rehab — held, not at first close$8,000
Sale Event — Second Close
Sale Price (ARV)
$311,000−
HML Principal Payofffull IO loan balance
$246,250−
Closing Costs3.5% of sale price
$10,885−
Realtor Commission6% of sale price
$18,660=
Net Proceeds to You
$35,205Deal Summary
Net Proceeds at Closing
$35,205−
Cash to First Close
$20,000−
Holding Costs (6 mo)
$15,979−
Contingency Reserve
$8,000=
NET PROFIT
−$8,774Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $163,361 | −$11,639 |
| 15% | $161,510 | −$13,490 |
| 20% ← | $159,686 | −$15,314 |
| 25% | $157,887 | −$17,113 |
| 30% | $156,113 | −$18,887 |
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
1.099x
DSCR
Monthly Cash Flow
$155/mo
Cash-on-Cash Yr 1
3.5%
$53,324 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$246,250
Purchase (95% LTV)
$166,250
Rehab (100%)
$80,000
Loan-to-ARV
79.2%
Monthly Interest
$2,050/mo
Down Payment5% of $175,000 purchase
$8,750+
Origination Fee1 pts on $246,250 loan
$2,500+
Closing Costs5% of purchase
$8,750=
Cash to First Close
$20,000Holding Period — 2 Months
HML Interest9.99% IO · $2,050/mo × 2$4,100
Property Taxes$401/mo × 2$801
Insurance$213/mo × 2$425
Total Holding Costs$5,326
Contingency Reserve10% of rehab — held, not at first close$8,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$233,250−
HML Principal Payofffull IO loan balance
$246,250−
Origination Fee1 pts on $233,250
$2,333−
Closing Coststitle / appraisal / escrow
$4,665=
Cash to Bring to Close
−$19,998Deal Summary
Cash to First Close
$20,000+
Holding Costs (2 mo)
$5,326+
Contingency Reserve
$8,000−
Cash to Bring at Refi
+$19,998=
Capital Left in Deal
$53,324Equity Position — Day 1 Post-Refi
ARV
$311,000−
DSCR Loan Balance
$233,250=
Equity in Property
$77,750 (25.0%)−
Capital Left in Deal
$53,324=
Value Created
$24,426$77,750 equity on $53,324 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,654−
Property Taxes
$401−
Insurance
$213−
Maintenance (6% rent)
$159−
Management (6% rent)
$159=
OpEx Subtotal
$932=
Net Operating Income
$1,722−
DSCR P&I
$1,568/mo=
Net Cash Flow
$155/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$233,250
Monthly P&I$1,568/mo
Net Cash Flow$155/mo
Cash Still Required−$19,998
DSCR
1.099x✗ Fail
Lender DSCR
1.217x✓ Pass
No Cash-Out
75.0% LTV — capped short $19,998
Loan Amount$233,250
Monthly P&I$1,568/mo
Net Cash Flow$155/mo
Cash Still Required−$19,998
DSCR
1.099x✗ Fail
Lender DSCR
1.217x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,478/mo | ✓ met |
| 1.10x | $2,656/mo | +$2 needed |
| 1.20x | $2,834/mo | +$180 needed |
| 1.30x ← | $3,012/mo | +$358 needed |
| 1.40x | $3,191/mo | +$537 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
1.099x
DSCR
Monthly Cash Flow
$155/mo
Cash-on-Cash Yr 1
4.0%
$46,724 left in deal
Acquisition Event — First Close
Purchase Price
$175,000+
Rehab Budget
$80,000+
Closing Costs5% of purchase
$8,750=
Total Cash to First Close
$263,750Holding Period — 2 Months
Property Taxes$401/mo × 2$801
Insurance$213/mo × 2$425
Total Holding Costs$1,226
Contingency Reserve10% of rehab — held, not at first close$8,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$233,250−
Origination Fee1 pts on $233,250
$2,333−
Closing Coststitle / appraisal / escrow
$4,665=
Net Cash Recovered
$226,253Deal Summary
Total Cash to First Close
$263,750+
Holding Costs (2 mo)
$1,226+
Contingency Reserve
$8,000−
Net Cash Recovered at Refi
$226,253=
Capital Left in Deal
$46,724Equity Position — Day 1 Post-Refi
ARV
$311,000−
DSCR Loan Balance
$233,250=
Equity in Property
$77,750 (25.0%)−
Capital Left in Deal
$46,724=
Value Created
$31,026$77,750 equity on $46,724 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,654−
Property Taxes
$401−
Insurance
$213−
Maintenance (6% rent)
$159−
Management (6% rent)
$159=
OpEx Subtotal
$932=
Net Operating Income
$1,722−
DSCR P&I
$1,568/mo=
Net Cash Flow
$155/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$233,250
Monthly P&I$1,568/mo
Net Cash Flow$155/mo
Cash Still Required−$46,724
DSCR
1.099x✗ Fail
Lender DSCR
1.217x✓ Pass
No Cash-Out
75.0% LTV — capped short $46,724
Loan Amount$233,250
Monthly P&I$1,568/mo
Net Cash Flow$155/mo
Cash Still Required−$46,724
DSCR
1.099x✗ Fail
Lender DSCR
1.217x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,478/mo | ✓ met |
| 1.10x | $2,656/mo | +$2 needed |
| 1.20x | $2,834/mo | +$180 needed |
| 1.30x ← | $3,012/mo | +$358 needed |
| 1.40x | $3,191/mo | +$537 needed |