3162 Bonney Briar Dr, Missouri City, TX 77459
5bd / 4.5ba · 4,255 sqft · built 1972 · Single Family (SFR)Analyzed Jun 5, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-28.6%
Flip ROI
Cash to First Close
$37,882
what you bring day 1
Net Profit
−$22,426
Max Bid @ 20%
$301,716
−$22,426 profit ÷ $78,307 total invested = -28.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$438,249
Purchase (95% LTV)
$318,249
Rehab (100%)
$120,000
Loan-to-ARV
80.3%
Monthly Interest
$3,648/mo
Down Payment5% of $334,999 purchase
$16,750+
Origination Fee1 pts on $438,249 loan
$4,382+
Closing Costs5% of purchase
$16,750=
Cash to First Close
$37,882Holding Period — 6 Months
HML Interest9.99% IO · $3,648/mo × 6$21,891
Property Taxes$710/mo × 6$4,259
Insurance$379/mo × 6$2,275
Total Holding Costs$28,425
Contingency Reserve10% of rehab — held, not at first close$12,000
Sale Event — Second Close
Sale Price (ARV)
$546,000−
HML Principal Payofffull IO loan balance
$438,249−
Closing Costs3.5% of sale price
$19,110−
Realtor Commission6% of sale price
$32,760=
Net Proceeds to You
$55,881Deal Summary
Net Proceeds at Closing
$55,881−
Cash to First Close
$37,882−
Holding Costs (6 mo)
$28,425−
Contingency Reserve
$12,000=
NET PROFIT
−$22,426Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $308,179 | −$26,820 |
| 15% | $304,924 | −$30,075 |
| 20% ← | $301,716 | −$33,283 |
| 25% | $298,552 | −$36,447 |
| 30% | $295,433 | −$39,566 |
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
0.763x
DSCR
Monthly Cash Flow
−$653/mo
Cash-on-Cash Yr 1
-7.8%
$100,391 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$438,249
Purchase (95% LTV)
$318,249
Rehab (100%)
$120,000
Loan-to-ARV
80.3%
Monthly Interest
$3,648/mo
Down Payment5% of $334,999 purchase
$16,750+
Origination Fee1 pts on $438,249 loan
$4,382+
Closing Costs5% of purchase
$16,750=
Cash to First Close
$37,882Holding Period — 2 Months
HML Interest9.99% IO · $3,648/mo × 2$7,297
Property Taxes$710/mo × 2$1,420
Insurance$379/mo × 2$758
Total Holding Costs$9,475
Contingency Reserve10% of rehab — held, not at first close$12,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$409,500−
HML Principal Payofffull IO loan balance
$438,249−
Origination Fee1 pts on $409,500
$4,095−
Closing Coststitle / appraisal / escrow
$8,190=
Cash to Bring to Close
−$41,034Deal Summary
Cash to First Close
$37,882+
Holding Costs (2 mo)
$9,475+
Contingency Reserve
$12,000−
Cash to Bring at Refi
+$41,034=
Capital Left in Deal
$100,391Equity Position — Day 1 Post-Refi
ARV
$546,000−
DSCR Loan Balance
$409,500=
Equity in Property
$136,500 (25.0%)−
Capital Left in Deal
$100,391=
Value Created
$36,109$136,500 equity on $100,391 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,623−
Property Taxes
$710−
Insurance
$379−
Maintenance (6% rent)
$217−
Management (6% rent)
$217=
OpEx Subtotal
$1,524=
Net Operating Income
$2,099−
DSCR P&I
$2,752/mo=
Net Cash Flow
−$653/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$409,500
Monthly P&I$2,752/mo
Net Cash Flow−$653/mo
Cash Still Required−$41,034
DSCR
0.763x✗ Fail
Lender DSCR
0.943x✗ Fail
No Cash-Out
75.0% LTV — capped short $41,034
Loan Amount$409,500
Monthly P&I$2,752/mo
Net Cash Flow−$653/mo
Cash Still Required−$41,034
DSCR
0.763x✗ Fail
Lender DSCR
0.943x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $4,365/mo | +$742 needed |
| 1.10x | $4,677/mo | +$1,054 needed |
| 1.20x | $4,990/mo | +$1,367 needed |
| 1.30x ← | $5,303/mo | +$1,680 needed |
| 1.40x | $5,616/mo | +$1,993 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
0.763x
DSCR
Monthly Cash Flow
−$653/mo
Cash-on-Cash Yr 1
-8.8%
$88,712 left in deal
Acquisition Event — First Close
Purchase Price
$334,999+
Rehab Budget
$120,000+
Closing Costs5% of purchase
$16,750=
Total Cash to First Close
$471,749Holding Period — 2 Months
Property Taxes$710/mo × 2$1,420
Insurance$379/mo × 2$758
Total Holding Costs$2,178
Contingency Reserve10% of rehab — held, not at first close$12,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$409,500−
Origination Fee1 pts on $409,500
$4,095−
Closing Coststitle / appraisal / escrow
$8,190=
Net Cash Recovered
$397,215Deal Summary
Total Cash to First Close
$471,749+
Holding Costs (2 mo)
$2,178+
Contingency Reserve
$12,000−
Net Cash Recovered at Refi
$397,215=
Capital Left in Deal
$88,712Equity Position — Day 1 Post-Refi
ARV
$546,000−
DSCR Loan Balance
$409,500=
Equity in Property
$136,500 (25.0%)−
Capital Left in Deal
$88,712=
Value Created
$47,788$136,500 equity on $88,712 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,623−
Property Taxes
$710−
Insurance
$379−
Maintenance (6% rent)
$217−
Management (6% rent)
$217=
OpEx Subtotal
$1,524=
Net Operating Income
$2,099−
DSCR P&I
$2,752/mo=
Net Cash Flow
−$653/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$409,500
Monthly P&I$2,752/mo
Net Cash Flow−$653/mo
Cash Still Required−$88,712
DSCR
0.763x✗ Fail
Lender DSCR
0.943x✗ Fail
No Cash-Out
75.0% LTV — capped short $88,712
Loan Amount$409,500
Monthly P&I$2,752/mo
Net Cash Flow−$653/mo
Cash Still Required−$88,712
DSCR
0.763x✗ Fail
Lender DSCR
0.943x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $4,365/mo | +$742 needed |
| 1.10x | $4,677/mo | +$1,054 needed |
| 1.20x | $4,990/mo | +$1,367 needed |
| 1.30x ← | $5,303/mo | +$1,680 needed |
| 1.40x | $5,616/mo | +$1,993 needed |