3239 Chippers Xing, Montgomery, TX 77356
1,939 sqft · built 2006 · Single Family (SFR)Analyzed Jul 29, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
85.3%
Flip ROI
Cash to First Close
$27,966
what you bring day 1
Net Profit
$38,274
Max Bid @ 20%
$252,859
$38,274 profit ÷ $44,855 total invested = 85.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$260,772
Purchase (95% LTV)
$216,130
Rehab (100%)
$44,642
Loan-to-ARV
68.6%
Monthly Interest
$2,171/mo
Down Payment5% of $227,505 purchase
$11,375+
Origination Fee2 pts on $260,772 loan
$5,215+
Closing Costs5% of purchase
$11,375=
Cash to First Close
$27,966Holding Period — 6 Months
HML Interest9.99% IO · $2,171/mo × 6$13,026
Property Taxes$417/mo × 6$2,503
Insurance$227/mo × 6$1,361
Total Holding Costs$16,889
Contingency Reserve0% of rehab — held, not at first close$0
Sale Event — Second Close
Sale Price (ARV)
$380,000−
HML Principal Payofffull IO loan balance
$260,772−
Closing Costs3.5% of sale price
$13,300−
Realtor Commission6% of sale price
$22,800=
Net Proceeds to You
$83,128Deal Summary
Net Proceeds at Closing
$83,128−
Cash to First Close
$27,966−
Holding Costs (6 mo)
$16,889−
Contingency Reserve
$0=
NET PROFIT
$38,274Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $257,180 | ✓ ok |
| 15% | $255,003 | ✓ ok |
| 20% ← | $252,859 | ✓ ok |
| 25% | $250,746 | ✓ ok |
| 30% | $248,664 | ✓ 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
0.802x
DSCR
Monthly Cash Flow
−$379/mo
Cash-on-Cash Yr 1
-25.4%
$17,917 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$260,772
Purchase (95% LTV)
$216,130
Rehab (100%)
$44,642
Loan-to-ARV
68.6%
Monthly Interest
$2,171/mo
Down Payment5% of $227,505 purchase
$11,375+
Origination Fee2 pts on $260,772 loan
$5,215+
Closing Costs5% of purchase
$11,375=
Cash to First Close
$27,966Holding Period — 2 Months
HML Interest9.99% IO · $2,171/mo × 2$4,342
Property Taxes$417/mo × 2$834
Insurance$227/mo × 2$454
Total Holding Costs$5,630
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$285,000−
HML Principal Payofffull IO loan balance
$260,772−
Origination Fee1 pts on $285,000
$2,850−
Closing Coststitle / appraisal / escrow
$5,700=
Cash Back to You
+$15,678Deal Summary
Cash to First Close
$27,966+
Holding Costs (2 mo)
$5,630+
Contingency Reserve
$0−
Cash Back at Refi
−$15,678=
Capital Left in Deal
$17,917Equity Position — Day 1 Post-Refi
ARV
$380,000−
DSCR Loan Balance
$285,000=
Equity in Property
$95,000 (25.0%)−
Capital Left in Deal
$17,917=
Value Created
$77,083$95,000 equity on $17,917 deployed = 5.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,478−
Property Taxes
$417−
Insurance
$227−
Maintenance (6% rent)
$149−
Management (6% rent)
$149=
OpEx Subtotal
$941=
Net Operating Income
$1,537−
DSCR P&I
$1,915/mo=
Net Cash Flow
−$379/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$285,000
Monthly P&I$1,915/mo
Net Cash Flow−$379/mo
Cash Back at Refi+$15,678
DSCR
0.802x✗ Fail
Lender DSCR
0.968x✗ Fail
No Cash-Out
70.7% LTV — breakeven refi
Loan Amount$268,837
Monthly P&I$1,807/mo
Net Cash Flow−$270/mo
Cash Back at Refi+$0
DSCR
0.851x✗ Fail
Lender DSCR
1.011x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,908/mo | +$430 needed |
| 1.10x | $3,126/mo | +$648 needed |
| 1.20x | $3,343/mo | +$865 needed |
| 1.30x ← | $3,561/mo | +$1,083 needed |
| 1.40x | $3,779/mo | +$1,301 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
0.802x
DSCR
Monthly Cash Flow
−$379/mo
Cash-on-Cash Yr 1
-54.3%
$8,360 left in deal
Acquisition Event — First Close
Purchase Price
$227,505+
Rehab Budget
$44,642+
Closing Costs5% of purchase
$11,375=
Total Cash to First Close
$283,522Holding Period — 2 Months
Property Taxes$417/mo × 2$834
Insurance$227/mo × 2$454
Total Holding Costs$1,288
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$285,000−
Origination Fee1 pts on $285,000
$2,850−
Closing Coststitle / appraisal / escrow
$5,700=
Net Cash Recovered
$276,450Deal Summary
Total Cash to First Close
$283,522+
Holding Costs (2 mo)
$1,288+
Contingency Reserve
$0−
Net Cash Recovered at Refi
$276,450=
Capital Left in Deal
$8,360Equity Position — Day 1 Post-Refi
ARV
$380,000−
DSCR Loan Balance
$285,000=
Equity in Property
$95,000 (25.0%)−
Capital Left in Deal
$8,360=
Value Created
$86,640$95,000 equity on $8,360 deployed = 11.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,478−
Property Taxes
$417−
Insurance
$227−
Maintenance (6% rent)
$149−
Management (6% rent)
$149=
OpEx Subtotal
$941=
Net Operating Income
$1,537−
DSCR P&I
$1,915/mo=
Net Cash Flow
−$379/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$285,000
Monthly P&I$1,915/mo
Net Cash Flow−$379/mo
Cash Still Required−$8,360
DSCR
0.802x✗ Fail
Lender DSCR
0.968x✗ Fail
No Cash-Out
75.0% LTV — capped short $8,360
Loan Amount$285,000
Monthly P&I$1,915/mo
Net Cash Flow−$379/mo
Cash Still Required−$8,360
DSCR
0.802x✗ Fail
Lender DSCR
0.968x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,908/mo | +$430 needed |
| 1.10x | $3,126/mo | +$648 needed |
| 1.20x | $3,343/mo | +$865 needed |
| 1.30x ← | $3,561/mo | +$1,083 needed |
| 1.40x | $3,779/mo | +$1,301 needed |