315 Sherwood Ct, Shenandoah, TX 77381
2,262 sqft · built 1972 · Single Family (SFR)Analyzed Jul 2, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-53.7%
Flip ROI
Cash to First Close
$28,075
what you bring day 1
Net Profit
−$29,599
Max Bid @ 20%
$214,497
−$29,599 profit ÷ $55,139 total invested = -53.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$307,499
Purchase (95% LTV)
$237,499
Rehab (100%)
$70,000
Loan-to-ARV
83.6%
Monthly Interest
$2,560/mo
Down Payment5% of $249,999 purchase
$12,500+
Origination Fee1 pts on $307,499 loan
$3,075+
Closing Costs5% of purchase
$12,500=
Cash to First Close
$28,075Holding Period — 6 Months
HML Interest9.99% IO · $2,560/mo × 6$15,360
Property Taxes$518/mo × 6$3,105
Insurance$267/mo × 6$1,600
Total Holding Costs$20,065
Contingency Reserve10% of rehab — held, not at first close$7,000
Sale Event — Second Close
Sale Price (ARV)
$368,000−
HML Principal Payofffull IO loan balance
$307,499−
Closing Costs3.5% of sale price
$12,880−
Realtor Commission6% of sale price
$22,080=
Net Proceeds to You
$25,541Deal Summary
Net Proceeds at Closing
$25,541−
Cash to First Close
$28,075−
Holding Costs (6 mo)
$20,065−
Contingency Reserve
$7,000=
NET PROFIT
−$29,599Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $218,875 | −$31,124 |
| 15% | $216,670 | −$33,329 |
| 20% ← | $214,497 | −$35,502 |
| 25% | $212,354 | −$37,645 |
| 30% | $210,241 | −$39,758 |
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
0.868x
DSCR
Monthly Cash Flow
−$244/mo
Cash-on-Cash Yr 1
-3.6%
$81,542 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$307,499
Purchase (95% LTV)
$237,499
Rehab (100%)
$70,000
Loan-to-ARV
83.6%
Monthly Interest
$2,560/mo
Down Payment5% of $249,999 purchase
$12,500+
Origination Fee1 pts on $307,499 loan
$3,075+
Closing Costs5% of purchase
$12,500=
Cash to First Close
$28,075Holding Period — 2 Months
HML Interest9.99% IO · $2,560/mo × 2$5,120
Property Taxes$518/mo × 2$1,035
Insurance$267/mo × 2$533
Total Holding Costs$6,688
Contingency Reserve10% of rehab — held, not at first close$7,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$276,000−
HML Principal Payofffull IO loan balance
$307,499−
Origination Fee1 pts on $276,000
$2,760−
Closing Coststitle / appraisal / escrow
$5,520=
Cash to Bring to Close
−$39,779Deal Summary
Cash to First Close
$28,075+
Holding Costs (2 mo)
$6,688+
Contingency Reserve
$7,000−
Cash to Bring at Refi
+$39,779=
Capital Left in Deal
$81,542Equity Position — Day 1 Post-Refi
ARV
$368,000−
DSCR Loan Balance
$276,000=
Equity in Property
$92,000 (25.0%)−
Capital Left in Deal
$81,542=
Value Created
$10,458$92,000 equity on $81,542 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,721−
Property Taxes
$518−
Insurance
$267−
Maintenance (6% rent)
$163−
Management (6% rent)
$163=
OpEx Subtotal
$1,111=
Net Operating Income
$1,610−
DSCR P&I
$1,855/mo=
Net Cash Flow
−$244/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$276,000
Monthly P&I$1,855/mo
Net Cash Flow−$244/mo
Cash Still Required−$39,779
DSCR
0.868x✗ Fail
Lender DSCR
1.031x✓ Pass
No Cash-Out
75.0% LTV — capped short $39,779
Loan Amount$276,000
Monthly P&I$1,855/mo
Net Cash Flow−$244/mo
Cash Still Required−$39,779
DSCR
0.868x✗ Fail
Lender DSCR
1.031x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,999/mo | +$278 needed |
| 1.10x | $3,210/mo | +$489 needed |
| 1.20x | $3,420/mo | +$699 needed |
| 1.30x ← | $3,631/mo | +$910 needed |
| 1.40x | $3,842/mo | +$1,121 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
0.868x
DSCR
Monthly Cash Flow
−$244/mo
Cash-on-Cash Yr 1
-4.0%
$73,347 left in deal
Acquisition Event — First Close
Purchase Price
$249,999+
Rehab Budget
$70,000+
Closing Costs5% of purchase
$12,500=
Total Cash to First Close
$332,499Holding Period — 2 Months
Property Taxes$518/mo × 2$1,035
Insurance$267/mo × 2$533
Total Holding Costs$1,568
Contingency Reserve10% of rehab — held, not at first close$7,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$276,000−
Origination Fee1 pts on $276,000
$2,760−
Closing Coststitle / appraisal / escrow
$5,520=
Net Cash Recovered
$267,720Deal Summary
Total Cash to First Close
$332,499+
Holding Costs (2 mo)
$1,568+
Contingency Reserve
$7,000−
Net Cash Recovered at Refi
$267,720=
Capital Left in Deal
$73,347Equity Position — Day 1 Post-Refi
ARV
$368,000−
DSCR Loan Balance
$276,000=
Equity in Property
$92,000 (25.0%)−
Capital Left in Deal
$73,347=
Value Created
$18,653$92,000 equity on $73,347 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,721−
Property Taxes
$518−
Insurance
$267−
Maintenance (6% rent)
$163−
Management (6% rent)
$163=
OpEx Subtotal
$1,111=
Net Operating Income
$1,610−
DSCR P&I
$1,855/mo=
Net Cash Flow
−$244/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$276,000
Monthly P&I$1,855/mo
Net Cash Flow−$244/mo
Cash Still Required−$73,347
DSCR
0.868x✗ Fail
Lender DSCR
1.031x✓ Pass
No Cash-Out
75.0% LTV — capped short $73,347
Loan Amount$276,000
Monthly P&I$1,855/mo
Net Cash Flow−$244/mo
Cash Still Required−$73,347
DSCR
0.868x✗ Fail
Lender DSCR
1.031x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,999/mo | +$278 needed |
| 1.10x | $3,210/mo | +$489 needed |
| 1.20x | $3,420/mo | +$699 needed |
| 1.30x ← | $3,631/mo | +$910 needed |
| 1.40x | $3,842/mo | +$1,121 needed |