306 Oak St, Brazoria, TX 77422
5bd / 2ba · 1,100 sqft · built 1960 · Single Family (SFR)Analyzed Jun 17, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
145.8%
Flip ROI
Cash to First Close
$6,500
what you bring day 1
Net Profit
$31,522
Max Bid @ 20%
$65,361
$31,522 profit ÷ $21,614 total invested = 145.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$97,999
Purchase (95% LTV)
$37,999
Rehab (100%)
$60,000
Loan-to-ARV
58.7%
Monthly Interest
$816/mo
Down Payment5% of $39,999 purchase
$2,000+
Origination Fee1 pts on $97,999 loan
$2,500+
Closing Costs5% of purchase
$2,000=
Cash to First Close
$6,500Holding Period — 6 Months
HML Interest9.99% IO · $816/mo × 6$4,895
Property Taxes$620/mo × 6$3,719
Insurance$83/mo × 6$500
Total Holding Costs$9,114
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$167,000−
HML Principal Payofffull IO loan balance
$97,999−
Closing Costs3.5% of sale price
$5,845−
Realtor Commission6% of sale price
$10,020=
Net Proceeds to You
$53,136Deal Summary
Net Proceeds at Closing
$53,136−
Cash to First Close
$6,500−
Holding Costs (6 mo)
$9,114−
Contingency Reserve
$6,000=
NET PROFIT
$31,522Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $67,507 | ✓ ok |
| 15% | $66,426 | ✓ ok |
| 20% ← | $65,361 | ✓ ok |
| 25% | $64,311 | ✓ ok |
| 30% | $63,276 | ✓ 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
0.624x
DSCR
Monthly Cash Flow
−$316/mo
Cash-on-Cash Yr 1
N/A
−$7,956 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$97,999
Purchase (95% LTV)
$37,999
Rehab (100%)
$60,000
Loan-to-ARV
58.7%
Monthly Interest
$816/mo
Down Payment5% of $39,999 purchase
$2,000+
Origination Fee1 pts on $97,999 loan
$2,500+
Closing Costs5% of purchase
$2,000=
Cash to First Close
$6,500Holding Period — 2 Months
HML Interest9.99% IO · $816/mo × 2$1,632
Property Taxes$620/mo × 2$1,240
Insurance$83/mo × 2$167
Total Holding Costs$3,038
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$125,250−
HML Principal Payofffull IO loan balance
$97,999−
Origination Fee1 pts on $125,250
$1,253−
Closing Coststitle / appraisal / escrow
$2,505=
Cash Back to You
+$23,493Deal Summary
Cash to First Close
$6,500+
Holding Costs (2 mo)
$3,038+
Contingency Reserve
$6,000−
Cash Back at Refi
−$23,493=
Capital Left in Deal
−$7,956Equity Position — Day 1 Post-Refi
ARV
$167,000−
DSCR Loan Balance
$125,250=
Equity in Property
$41,750 (25.0%)−
Capital Left in Deal
−$7,956=
Value Created
$49,706Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,396−
Property Taxes
$620−
Insurance
$83−
Maintenance (6% rent)
$84−
Management (6% rent)
$84=
OpEx Subtotal
$871=
Net Operating Income
$525−
DSCR P&I
$842/mo=
Net Cash Flow
−$316/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$125,250
Monthly P&I$842/mo
Net Cash Flow−$316/mo
Cash Back at Refi+$23,493
DSCR
0.624x✗ Fail
Lender DSCR
0.904x✗ Fail
No Cash-Out
60.5% LTV — breakeven refi
Loan Amount$101,030
Monthly P&I$679/mo
Net Cash Flow−$154/mo
Cash Back at Refi+$0
DSCR
0.774x✗ Fail
Lender DSCR
1.010x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,756/mo | +$360 needed |
| 1.10x | $1,851/mo | +$455 needed |
| 1.20x | $1,947/mo | +$551 needed |
| 1.30x ← | $2,043/mo | +$647 needed |
| 1.40x | $2,138/mo | +$742 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
0.624x
DSCR
Monthly Cash Flow
−$316/mo
Cash-on-Cash Yr 1
N/A
−$12,087 left in deal
Acquisition Event — First Close
Purchase Price
$39,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$2,000=
Total Cash to First Close
$101,999Holding Period — 2 Months
Property Taxes$620/mo × 2$1,240
Insurance$83/mo × 2$167
Total Holding Costs$1,406
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$125,250−
Origination Fee1 pts on $125,250
$1,253−
Closing Coststitle / appraisal / escrow
$2,505=
Net Cash Recovered
$121,493Deal Summary
Total Cash to First Close
$101,999+
Holding Costs (2 mo)
$1,406+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$121,493=
Capital Left in Deal
−$12,087Equity Position — Day 1 Post-Refi
ARV
$167,000−
DSCR Loan Balance
$125,250=
Equity in Property
$41,750 (25.0%)−
Capital Left in Deal
−$12,087=
Value Created
$53,837Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,396−
Property Taxes
$620−
Insurance
$83−
Maintenance (6% rent)
$84−
Management (6% rent)
$84=
OpEx Subtotal
$871=
Net Operating Income
$525−
DSCR P&I
$842/mo=
Net Cash Flow
−$316/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$125,250
Monthly P&I$842/mo
Net Cash Flow−$316/mo
Cash Back at Refi+$12,087
DSCR
0.624x✗ Fail
Lender DSCR
0.904x✗ Fail
No Cash-Out
67.5% LTV — breakeven refi
Loan Amount$112,789
Monthly P&I$758/mo
Net Cash Flow−$233/mo
Cash Back at Refi+$0
DSCR
0.693x✗ Fail
Lender DSCR
0.955x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,756/mo | +$360 needed |
| 1.10x | $1,851/mo | +$455 needed |
| 1.20x | $1,947/mo | +$551 needed |
| 1.30x ← | $2,043/mo | +$647 needed |
| 1.40x | $2,138/mo | +$742 needed |