311 Edgeton Ct, Houston, TX 77015
3bd / 2ba · 1,678 sqft · built 1981 · Single Family (SFR)Analyzed May 19, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
42.9%
Flip ROI
Cash to First Close
$19,000
what you bring day 1
Net Profit
$13,911
Max Bid @ 20%
$172,305
$13,911 profit ÷ $32,445 total invested = 42.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$171,749
Purchase (95% LTV)
$156,749
Rehab (100%)
$15,000
Loan-to-ARV
71.3%
Monthly Interest
$1,430/mo
Down Payment5% of $164,999 purchase
$8,250+
Origination Fee1 pts on $171,749 loan
$2,500+
Closing Costs5% of purchase
$8,250=
Cash to First Close
$19,000Holding Period — 6 Months
HML Interest9.99% IO · $1,430/mo × 6$8,579
Property Taxes$411/mo × 6$2,467
Insurance$150/mo × 6$900
Total Holding Costs$11,945
Contingency Reserve10% of rehab — held, not at first close$1,500
Sale Event — Second Close
Sale Price (ARV)
$241,000−
HML Principal Payofffull IO loan balance
$171,749−
Closing Costs3.5% of sale price
$8,435−
Realtor Commission6% of sale price
$14,460=
Net Proceeds to You
$46,356Deal Summary
Net Proceeds at Closing
$46,356−
Cash to First Close
$19,000−
Holding Costs (6 mo)
$11,945−
Contingency Reserve
$1,500=
NET PROFIT
$13,911Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $175,217 | ✓ ok |
| 15% | $173,750 | ✓ ok |
| 20% ← | $172,305 | ✓ ok |
| 25% | $170,880 | ✓ ok |
| 30% | $169,475 | ✓ 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
0.919x
DSCR
Monthly Cash Flow
−$99/mo
Cash-on-Cash Yr 1
-5.7%
$20,903 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$171,749
Purchase (95% LTV)
$156,749
Rehab (100%)
$15,000
Loan-to-ARV
71.3%
Monthly Interest
$1,430/mo
Down Payment5% of $164,999 purchase
$8,250+
Origination Fee1 pts on $171,749 loan
$2,500+
Closing Costs5% of purchase
$8,250=
Cash to First Close
$19,000Holding Period — 2 Months
HML Interest9.99% IO · $1,430/mo × 2$2,860
Property Taxes$411/mo × 2$822
Insurance$150/mo × 2$300
Total Holding Costs$3,982
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$180,750−
HML Principal Payofffull IO loan balance
$171,749−
Origination Fee1 pts on $180,750
$1,808−
Closing Coststitle / appraisal / escrow
$3,615=
Cash Back to You
+$3,578Deal Summary
Cash to First Close
$19,000+
Holding Costs (2 mo)
$3,982+
Contingency Reserve
$1,500−
Cash Back at Refi
−$3,578=
Capital Left in Deal
$20,903Equity Position — Day 1 Post-Refi
ARV
$241,000−
DSCR Loan Balance
$180,750=
Equity in Property
$60,250 (25.0%)−
Capital Left in Deal
$20,903=
Value Created
$39,347$60,250 equity on $20,903 deployed = 2.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,906−
Property Taxes
$411−
Insurance
$150−
Maintenance (6% rent)
$114−
Management (6% rent)
$114=
OpEx Subtotal
$790=
Net Operating Income
$1,116−
DSCR P&I
$1,215/mo=
Net Cash Flow
−$99/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$180,750
Monthly P&I$1,215/mo
Net Cash Flow−$99/mo
Cash Back at Refi+$3,578
DSCR
0.919x✗ Fail
Lender DSCR
1.073x✓ Pass
No Cash-Out
73.5% LTV — breakeven refi
Loan Amount$177,061
Monthly P&I$1,190/mo
Net Cash Flow−$74/mo
Cash Back at Refi+$0
DSCR
0.938x✗ Fail
Lender DSCR
1.089x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,018/mo | +$112 needed |
| 1.10x | $2,156/mo | +$250 needed |
| 1.20x | $2,294/mo | +$388 needed |
| 1.30x ← | $2,432/mo | +$526 needed |
| 1.40x | $2,570/mo | +$664 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
0.919x
DSCR
Monthly Cash Flow
−$99/mo
Cash-on-Cash Yr 1
-7.6%
$15,544 left in deal
Acquisition Event — First Close
Purchase Price
$164,999+
Rehab Budget
$15,000+
Closing Costs5% of purchase
$8,250=
Total Cash to First Close
$188,249Holding Period — 2 Months
Property Taxes$411/mo × 2$822
Insurance$150/mo × 2$300
Total Holding Costs$1,122
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$180,750−
Origination Fee1 pts on $180,750
$1,808−
Closing Coststitle / appraisal / escrow
$3,615=
Net Cash Recovered
$175,328Deal Summary
Total Cash to First Close
$188,249+
Holding Costs (2 mo)
$1,122+
Contingency Reserve
$1,500−
Net Cash Recovered at Refi
$175,328=
Capital Left in Deal
$15,544Equity Position — Day 1 Post-Refi
ARV
$241,000−
DSCR Loan Balance
$180,750=
Equity in Property
$60,250 (25.0%)−
Capital Left in Deal
$15,544=
Value Created
$44,706$60,250 equity on $15,544 deployed = 3.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,906−
Property Taxes
$411−
Insurance
$150−
Maintenance (6% rent)
$114−
Management (6% rent)
$114=
OpEx Subtotal
$790=
Net Operating Income
$1,116−
DSCR P&I
$1,215/mo=
Net Cash Flow
−$99/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$180,750
Monthly P&I$1,215/mo
Net Cash Flow−$99/mo
Cash Still Required−$15,544
DSCR
0.919x✗ Fail
Lender DSCR
1.073x✓ Pass
No Cash-Out
75.0% LTV — capped short $15,544
Loan Amount$180,750
Monthly P&I$1,215/mo
Net Cash Flow−$99/mo
Cash Still Required−$15,544
DSCR
0.919x✗ Fail
Lender DSCR
1.073x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,018/mo | +$112 needed |
| 1.10x | $2,156/mo | +$250 needed |
| 1.20x | $2,294/mo | +$388 needed |
| 1.30x ← | $2,432/mo | +$526 needed |
| 1.40x | $2,570/mo | +$664 needed |