3102 E Heatherock Cir, Sugar Land, TX 77479
3bd / 2ba · 1,374 sqft · built 1983 · Single Family (SFR)Analyzed Jun 16, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
79.7%
Flip ROI
Cash to First Close
$20,500
what you bring day 1
Net Profit
$31,848
Max Bid @ 20%
$201,205
$31,848 profit ÷ $39,943 total invested = 79.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$215,999
Purchase (95% LTV)
$170,999
Rehab (100%)
$45,000
Loan-to-ARV
67.9%
Monthly Interest
$1,798/mo
Down Payment5% of $179,999 purchase
$9,000+
Origination Fee1 pts on $215,999 loan
$2,500+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$20,500Holding Period — 6 Months
HML Interest9.99% IO · $1,798/mo × 6$10,789
Property Taxes$505/mo × 6$3,029
Insurance$187/mo × 6$1,125
Total Holding Costs$14,943
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$318,000−
HML Principal Payofffull IO loan balance
$215,999−
Closing Costs3.5% of sale price
$11,130−
Realtor Commission6% of sale price
$19,080=
Net Proceeds to You
$71,791Deal Summary
Net Proceeds at Closing
$71,791−
Cash to First Close
$20,500−
Holding Costs (6 mo)
$14,943−
Contingency Reserve
$4,500=
NET PROFIT
$31,848Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $205,020 | ✓ ok |
| 15% | $203,099 | ✓ ok |
| 20% ← | $201,205 | ✓ ok |
| 25% | $199,338 | ✓ ok |
| 30% | $197,497 | ✓ 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
0.654x
DSCR
Monthly Cash Flow
−$555/mo
Cash-on-Cash Yr 1
-45.5%
$14,635 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$215,999
Purchase (95% LTV)
$170,999
Rehab (100%)
$45,000
Loan-to-ARV
67.9%
Monthly Interest
$1,798/mo
Down Payment5% of $179,999 purchase
$9,000+
Origination Fee1 pts on $215,999 loan
$2,500+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$20,500Holding Period — 2 Months
HML Interest9.99% IO · $1,798/mo × 2$3,596
Property Taxes$505/mo × 2$1,010
Insurance$187/mo × 2$375
Total Holding Costs$4,981
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$238,500−
HML Principal Payofffull IO loan balance
$215,999−
Origination Fee1 pts on $238,500
$2,385−
Closing Coststitle / appraisal / escrow
$4,770=
Cash Back to You
+$15,346Deal Summary
Cash to First Close
$20,500+
Holding Costs (2 mo)
$4,981+
Contingency Reserve
$4,500−
Cash Back at Refi
−$15,346=
Capital Left in Deal
$14,635Equity Position — Day 1 Post-Refi
ARV
$318,000−
DSCR Loan Balance
$238,500=
Equity in Property
$79,500 (25.0%)−
Capital Left in Deal
$14,635=
Value Created
$64,865$79,500 equity on $14,635 deployed = 5.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,977−
Property Taxes
$505−
Insurance
$187−
Maintenance (6% rent)
$119−
Management (6% rent)
$119=
OpEx Subtotal
$930=
Net Operating Income
$1,047−
DSCR P&I
$1,603/mo=
Net Cash Flow
−$555/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$238,500
Monthly P&I$1,603/mo
Net Cash Flow−$555/mo
Cash Back at Refi+$15,346
DSCR
0.654x✗ Fail
Lender DSCR
0.861x✗ Fail
No Cash-Out
70.0% LTV — breakeven refi
Loan Amount$222,679
Monthly P&I$1,496/mo
Net Cash Flow−$449/mo
Cash Back at Refi+$0
DSCR
0.700x✗ Fail
Lender DSCR
0.903x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,608/mo | +$631 needed |
| 1.10x | $2,790/mo | +$813 needed |
| 1.20x | $2,972/mo | +$995 needed |
| 1.30x ← | $3,155/mo | +$1,178 needed |
| 1.40x | $3,337/mo | +$1,360 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
0.654x
DSCR
Monthly Cash Flow
−$555/mo
Cash-on-Cash Yr 1
-78.1%
$8,539 left in deal
Acquisition Event — First Close
Purchase Price
$179,999+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$9,000=
Total Cash to First Close
$233,999Holding Period — 2 Months
Property Taxes$505/mo × 2$1,010
Insurance$187/mo × 2$375
Total Holding Costs$1,385
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$238,500−
Origination Fee1 pts on $238,500
$2,385−
Closing Coststitle / appraisal / escrow
$4,770=
Net Cash Recovered
$231,345Deal Summary
Total Cash to First Close
$233,999+
Holding Costs (2 mo)
$1,385+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$231,345=
Capital Left in Deal
$8,539Equity Position — Day 1 Post-Refi
ARV
$318,000−
DSCR Loan Balance
$238,500=
Equity in Property
$79,500 (25.0%)−
Capital Left in Deal
$8,539=
Value Created
$70,961$79,500 equity on $8,539 deployed = 9.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,977−
Property Taxes
$505−
Insurance
$187−
Maintenance (6% rent)
$119−
Management (6% rent)
$119=
OpEx Subtotal
$930=
Net Operating Income
$1,047−
DSCR P&I
$1,603/mo=
Net Cash Flow
−$555/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$238,500
Monthly P&I$1,603/mo
Net Cash Flow−$555/mo
Cash Still Required−$8,539
DSCR
0.654x✗ Fail
Lender DSCR
0.861x✗ Fail
No Cash-Out
75.0% LTV — capped short $8,539
Loan Amount$238,500
Monthly P&I$1,603/mo
Net Cash Flow−$555/mo
Cash Still Required−$8,539
DSCR
0.654x✗ Fail
Lender DSCR
0.861x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,608/mo | +$631 needed |
| 1.10x | $2,790/mo | +$813 needed |
| 1.20x | $2,972/mo | +$995 needed |
| 1.30x ← | $3,155/mo | +$1,178 needed |
| 1.40x | $3,337/mo | +$1,360 needed |