318 Peacedale Ct, Houston, TX 77015
3bd / 2ba · 1,717 sqft · built 1980 · Single Family (SFR)Analyzed May 18, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
1.5%
Flip ROI
Cash to First Close
$16,495
what you bring day 1
Net Profit
$504
Max Bid @ 20%
$135,196
$504 profit ÷ $33,743 total invested = 1.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$182,953
Purchase (95% LTV)
$132,953
Rehab (100%)
$50,000
Loan-to-ARV
76.2%
Monthly Interest
$1,523/mo
Down Payment5% of $139,950 purchase
$6,998+
Origination Fee1 pts on $182,953 loan
$2,500+
Closing Costs5% of purchase
$6,998=
Cash to First Close
$16,495Holding Period — 6 Months
HML Interest9.99% IO · $1,523/mo × 6$9,138
Property Taxes$360/mo × 6$2,160
Insurance$158/mo × 6$950
Total Holding Costs$12,248
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$240,000−
HML Principal Payofffull IO loan balance
$182,953−
Closing Costs3.5% of sale price
$8,400−
Realtor Commission6% of sale price
$14,400=
Net Proceeds to You
$34,248Deal Summary
Net Proceeds at Closing
$34,248−
Cash to First Close
$16,495−
Holding Costs (6 mo)
$12,248−
Contingency Reserve
$5,000=
NET PROFIT
$504Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $138,060 | −$1,890 |
| 15% | $136,618 | −$3,332 |
| 20% ← | $135,196 | −$4,754 |
| 25% | $133,795 | −$6,155 |
| 30% | $132,413 | −$7,537 |
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
0.914x
DSCR
Monthly Cash Flow
−$103/mo
Cash-on-Cash Yr 1
-3.7%
$33,930 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$182,953
Purchase (95% LTV)
$132,953
Rehab (100%)
$50,000
Loan-to-ARV
76.2%
Monthly Interest
$1,523/mo
Down Payment5% of $139,950 purchase
$6,998+
Origination Fee1 pts on $182,953 loan
$2,500+
Closing Costs5% of purchase
$6,998=
Cash to First Close
$16,495Holding Period — 2 Months
HML Interest9.99% IO · $1,523/mo × 2$3,046
Property Taxes$360/mo × 2$720
Insurance$158/mo × 2$317
Total Holding Costs$4,083
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$180,000−
HML Principal Payofffull IO loan balance
$182,953−
Origination Fee1 pts on $180,000
$1,800−
Closing Coststitle / appraisal / escrow
$3,600=
Cash to Bring to Close
−$8,353Deal Summary
Cash to First Close
$16,495+
Holding Costs (2 mo)
$4,083+
Contingency Reserve
$5,000−
Cash to Bring at Refi
+$8,353=
Capital Left in Deal
$33,930Equity Position — Day 1 Post-Refi
ARV
$240,000−
DSCR Loan Balance
$180,000=
Equity in Property
$60,000 (25.0%)−
Capital Left in Deal
$33,930=
Value Created
$26,070$60,000 equity on $33,930 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,846−
Property Taxes
$360−
Insurance
$158−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$740=
Net Operating Income
$1,106−
DSCR P&I
$1,210/mo=
Net Cash Flow
−$103/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$180,000
Monthly P&I$1,210/mo
Net Cash Flow−$103/mo
Cash Still Required−$8,353
DSCR
0.914x✗ Fail
Lender DSCR
1.068x✓ Pass
No Cash-Out
75.0% LTV — capped short $8,353
Loan Amount$180,000
Monthly P&I$1,210/mo
Net Cash Flow−$103/mo
Cash Still Required−$8,353
DSCR
0.914x✗ Fail
Lender DSCR
1.068x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,964/mo | +$118 needed |
| 1.10x | $2,101/mo | +$255 needed |
| 1.20x | $2,239/mo | +$393 needed |
| 1.30x ← | $2,376/mo | +$530 needed |
| 1.40x | $2,513/mo | +$667 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
0.914x
DSCR
Monthly Cash Flow
−$103/mo
Cash-on-Cash Yr 1
-4.4%
$28,384 left in deal
Acquisition Event — First Close
Purchase Price
$139,950+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$6,998=
Total Cash to First Close
$196,948Holding Period — 2 Months
Property Taxes$360/mo × 2$720
Insurance$158/mo × 2$317
Total Holding Costs$1,037
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$180,000−
Origination Fee1 pts on $180,000
$1,800−
Closing Coststitle / appraisal / escrow
$3,600=
Net Cash Recovered
$174,600Deal Summary
Total Cash to First Close
$196,948+
Holding Costs (2 mo)
$1,037+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$174,600=
Capital Left in Deal
$28,384Equity Position — Day 1 Post-Refi
ARV
$240,000−
DSCR Loan Balance
$180,000=
Equity in Property
$60,000 (25.0%)−
Capital Left in Deal
$28,384=
Value Created
$31,616$60,000 equity on $28,384 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,846−
Property Taxes
$360−
Insurance
$158−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$740=
Net Operating Income
$1,106−
DSCR P&I
$1,210/mo=
Net Cash Flow
−$103/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$180,000
Monthly P&I$1,210/mo
Net Cash Flow−$103/mo
Cash Still Required−$28,384
DSCR
0.914x✗ Fail
Lender DSCR
1.068x✓ Pass
No Cash-Out
75.0% LTV — capped short $28,384
Loan Amount$180,000
Monthly P&I$1,210/mo
Net Cash Flow−$103/mo
Cash Still Required−$28,384
DSCR
0.914x✗ Fail
Lender DSCR
1.068x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,964/mo | +$118 needed |
| 1.10x | $2,101/mo | +$255 needed |
| 1.20x | $2,239/mo | +$393 needed |
| 1.30x ← | $2,376/mo | +$530 needed |
| 1.40x | $2,513/mo | +$667 needed |