3310 Cumberland Dr, Missouri City, TX 77459
4bd / 3ba · 3,986 sqft · built 1990 · Single Family (SFR)Analyzed Jul 27, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-9.1%
Flip ROI
Cash to First Close
$31,160
what you bring day 1
Net Profit
−$5,122
Max Bid @ 20%
$265,640
−$5,122 profit ÷ $56,553 total invested = -9.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$315,999
Purchase (95% LTV)
$265,999
Rehab (100%)
$50,000
Loan-to-ARV
77.8%
Monthly Interest
$2,631/mo
Down Payment5% of $279,999 purchase
$14,000+
Origination Fee1 pts on $315,999 loan
$3,160+
Closing Costs5% of purchase
$14,000=
Cash to First Close
$31,160Holding Period — 6 Months
HML Interest9.99% IO · $2,631/mo × 6$15,784
Property Taxes$493/mo × 6$2,959
Insurance$275/mo × 6$1,650
Total Holding Costs$20,393
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$406,000−
HML Principal Payofffull IO loan balance
$315,999−
Closing Costs3.5% of sale price
$14,210−
Realtor Commission6% of sale price
$24,360=
Net Proceeds to You
$51,431Deal Summary
Net Proceeds at Closing
$51,431−
Cash to First Close
$31,160−
Holding Costs (6 mo)
$20,393−
Contingency Reserve
$5,000=
NET PROFIT
−$5,122Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $270,446 | −$9,553 |
| 15% | $268,026 | −$11,973 |
| 20% ← | $265,640 | −$14,359 |
| 25% | $263,287 | −$16,712 |
| 30% | $260,967 | −$19,032 |
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
0.982x
DSCR
Monthly Cash Flow
−$37/mo
Cash-on-Cash Yr 1
-0.7%
$63,591 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$315,999
Purchase (95% LTV)
$265,999
Rehab (100%)
$50,000
Loan-to-ARV
77.8%
Monthly Interest
$2,631/mo
Down Payment5% of $279,999 purchase
$14,000+
Origination Fee1 pts on $315,999 loan
$3,160+
Closing Costs5% of purchase
$14,000=
Cash to First Close
$31,160Holding Period — 2 Months
HML Interest9.99% IO · $2,631/mo × 2$5,261
Property Taxes$493/mo × 2$986
Insurance$275/mo × 2$550
Total Holding Costs$6,798
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$304,500−
HML Principal Payofffull IO loan balance
$315,999−
Origination Fee1 pts on $304,500
$3,045−
Closing Coststitle / appraisal / escrow
$6,090=
Cash to Bring to Close
−$20,634Deal Summary
Cash to First Close
$31,160+
Holding Costs (2 mo)
$6,798+
Contingency Reserve
$5,000−
Cash to Bring at Refi
+$20,634=
Capital Left in Deal
$63,591Equity Position — Day 1 Post-Refi
ARV
$406,000−
DSCR Loan Balance
$304,500=
Equity in Property
$101,500 (25.0%)−
Capital Left in Deal
$63,591=
Value Created
$37,909$101,500 equity on $63,591 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,156−
Property Taxes
$493−
Insurance
$275−
Maintenance (6% rent)
$189−
Management (6% rent)
$189=
OpEx Subtotal
$1,147=
Net Operating Income
$2,009−
DSCR P&I
$2,046/mo=
Net Cash Flow
−$37/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$37/mo
Cash Still Required−$20,634
DSCR
0.982x✗ Fail
Lender DSCR
1.121x✓ Pass
No Cash-Out
75.0% LTV — capped short $20,634
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$37/mo
Cash Still Required−$20,634
DSCR
0.982x✗ Fail
Lender DSCR
1.121x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,198/mo | +$42 needed |
| 1.10x | $3,431/mo | +$275 needed |
| 1.20x | $3,663/mo | +$507 needed |
| 1.30x ← | $3,896/mo | +$740 needed |
| 1.40x | $4,128/mo | +$972 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
0.982x
DSCR
Monthly Cash Flow
−$37/mo
Cash-on-Cash Yr 1
-0.8%
$55,170 left in deal
Acquisition Event — First Close
Purchase Price
$279,999+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$14,000=
Total Cash to First Close
$343,999Holding Period — 2 Months
Property Taxes$493/mo × 2$986
Insurance$275/mo × 2$550
Total Holding Costs$1,536
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$304,500−
Origination Fee1 pts on $304,500
$3,045−
Closing Coststitle / appraisal / escrow
$6,090=
Net Cash Recovered
$295,365Deal Summary
Total Cash to First Close
$343,999+
Holding Costs (2 mo)
$1,536+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$295,365=
Capital Left in Deal
$55,170Equity Position — Day 1 Post-Refi
ARV
$406,000−
DSCR Loan Balance
$304,500=
Equity in Property
$101,500 (25.0%)−
Capital Left in Deal
$55,170=
Value Created
$46,330$101,500 equity on $55,170 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,156−
Property Taxes
$493−
Insurance
$275−
Maintenance (6% rent)
$189−
Management (6% rent)
$189=
OpEx Subtotal
$1,147=
Net Operating Income
$2,009−
DSCR P&I
$2,046/mo=
Net Cash Flow
−$37/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$37/mo
Cash Still Required−$55,170
DSCR
0.982x✗ Fail
Lender DSCR
1.121x✓ Pass
No Cash-Out
75.0% LTV — capped short $55,170
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$37/mo
Cash Still Required−$55,170
DSCR
0.982x✗ Fail
Lender DSCR
1.121x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,198/mo | +$42 needed |
| 1.10x | $3,431/mo | +$275 needed |
| 1.20x | $3,663/mo | +$507 needed |
| 1.30x ← | $3,896/mo | +$740 needed |
| 1.40x | $4,128/mo | +$972 needed |