3210 Falling Brook Dr, Kingwood, TX 77345
4bd / 2ba · 2,332 sqft · built 1981 · Single Family (SFR)Analyzed Jun 22, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-112.8%
Flip ROI
Cash to First Close
$33,145
what you bring day 1
Net Profit
−$63,912
Max Bid @ 20%
$234,197
−$63,912 profit ÷ $56,659 total invested = -112.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$314,953
Purchase (95% LTV)
$284,953
Rehab (100%)
$30,000
Loan-to-ARV
92.6%
Monthly Interest
$2,622/mo
Down Payment5% of $299,950 purchase
$14,998+
Origination Fee1 pts on $314,953 loan
$3,150+
Closing Costs5% of purchase
$14,998=
Cash to First Close
$33,145Holding Period — 6 Months
HML Interest9.99% IO · $2,622/mo × 6$15,732
Property Taxes$522/mo × 6$3,133
Insurance$275/mo × 6$1,650
Total Holding Costs$20,515
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$340,000−
HML Principal Payofffull IO loan balance
$314,953−
Closing Costs3.5% of sale price
$11,900−
Realtor Commission6% of sale price
$20,400=
Net Proceeds to You
−$7,253Deal Summary
Net Proceeds at Closing
−$7,253−
Cash to First Close
$33,145−
Holding Costs (6 mo)
$20,515−
Contingency Reserve
$3,000=
NET PROFIT
−$63,912Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $238,276 | −$61,674 |
| 15% | $236,222 | −$63,728 |
| 20% ← | $234,197 | −$65,753 |
| 25% | $232,201 | −$67,749 |
| 30% | $230,233 | −$69,717 |
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
0.682x
DSCR
Monthly Cash Flow
−$545/mo
Cash-on-Cash Yr 1
-5.9%
$110,585 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$314,953
Purchase (95% LTV)
$284,953
Rehab (100%)
$30,000
Loan-to-ARV
92.6%
Monthly Interest
$2,622/mo
Down Payment5% of $299,950 purchase
$14,998+
Origination Fee1 pts on $314,953 loan
$3,150+
Closing Costs5% of purchase
$14,998=
Cash to First Close
$33,145Holding Period — 2 Months
HML Interest9.99% IO · $2,622/mo × 2$5,244
Property Taxes$522/mo × 2$1,044
Insurance$275/mo × 2$550
Total Holding Costs$6,838
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$255,000−
HML Principal Payofffull IO loan balance
$314,953−
Origination Fee1 pts on $255,000
$2,550−
Closing Coststitle / appraisal / escrow
$5,100=
Cash to Bring to Close
−$67,603Deal Summary
Cash to First Close
$33,145+
Holding Costs (2 mo)
$6,838+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$67,603=
Capital Left in Deal
$110,585Equity Position — Day 1 Post-Refi
ARV
$340,000−
DSCR Loan Balance
$255,000=
Equity in Property
$85,000 (25.0%)−
Capital Left in Deal
$110,585=
Value Created
−$25,585$85,000 equity on $110,585 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,234−
Property Taxes
$522−
Insurance
$275−
Maintenance (6% rent)
$134−
Management (6% rent)
$134=
OpEx Subtotal
$1,065=
Net Operating Income
$1,169−
DSCR P&I
$1,714/mo=
Net Cash Flow
−$545/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$255,000
Monthly P&I$1,714/mo
Net Cash Flow−$545/mo
Cash Still Required−$67,603
DSCR
0.682x✗ Fail
Lender DSCR
0.890x✗ Fail
No Cash-Out
75.0% LTV — capped short $67,603
Loan Amount$255,000
Monthly P&I$1,714/mo
Net Cash Flow−$545/mo
Cash Still Required−$67,603
DSCR
0.682x✗ Fail
Lender DSCR
0.890x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,853/mo | +$619 needed |
| 1.10x | $3,048/mo | +$814 needed |
| 1.20x | $3,243/mo | +$1,009 needed |
| 1.30x ← | $3,437/mo | +$1,203 needed |
| 1.40x | $3,632/mo | +$1,398 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
0.682x
DSCR
Monthly Cash Flow
−$545/mo
Cash-on-Cash Yr 1
-6.4%
$102,192 left in deal
Acquisition Event — First Close
Purchase Price
$299,950+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$14,998=
Total Cash to First Close
$344,948Holding Period — 2 Months
Property Taxes$522/mo × 2$1,044
Insurance$275/mo × 2$550
Total Holding Costs$1,594
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$255,000−
Origination Fee1 pts on $255,000
$2,550−
Closing Coststitle / appraisal / escrow
$5,100=
Net Cash Recovered
$247,350Deal Summary
Total Cash to First Close
$344,948+
Holding Costs (2 mo)
$1,594+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$247,350=
Capital Left in Deal
$102,192Equity Position — Day 1 Post-Refi
ARV
$340,000−
DSCR Loan Balance
$255,000=
Equity in Property
$85,000 (25.0%)−
Capital Left in Deal
$102,192=
Value Created
−$17,192$85,000 equity on $102,192 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,234−
Property Taxes
$522−
Insurance
$275−
Maintenance (6% rent)
$134−
Management (6% rent)
$134=
OpEx Subtotal
$1,065=
Net Operating Income
$1,169−
DSCR P&I
$1,714/mo=
Net Cash Flow
−$545/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$255,000
Monthly P&I$1,714/mo
Net Cash Flow−$545/mo
Cash Still Required−$102,192
DSCR
0.682x✗ Fail
Lender DSCR
0.890x✗ Fail
No Cash-Out
75.0% LTV — capped short $102,192
Loan Amount$255,000
Monthly P&I$1,714/mo
Net Cash Flow−$545/mo
Cash Still Required−$102,192
DSCR
0.682x✗ Fail
Lender DSCR
0.890x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,853/mo | +$619 needed |
| 1.10x | $3,048/mo | +$814 needed |
| 1.20x | $3,243/mo | +$1,009 needed |
| 1.30x ← | $3,437/mo | +$1,203 needed |
| 1.40x | $3,632/mo | +$1,398 needed |