3330 Highland Ave, Beaumont, TX 77705
1,036 sqft · built 1962 · Single Family (SFR)Analyzed Jun 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-257.1%
Flip ROI
Cash to First Close
$17,500
what you bring day 1
Net Profit
−$99,712
Max Bid @ 20%
$56,428
−$99,712 profit ÷ $38,778 total invested = -257.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$217,499
Purchase (95% LTV)
$142,499
Rehab (100%)
$75,000
Loan-to-ARV
125.7%
Monthly Interest
$1,811/mo
Down Payment5% of $149,999 purchase
$7,500+
Origination Fee1 pts on $217,499 loan
$2,500+
Closing Costs5% of purchase
$7,500=
Cash to First Close
$17,500Holding Period — 6 Months
HML Interest9.99% IO · $1,811/mo × 6$10,864
Property Taxes$298/mo × 6$1,789
Insurance$187/mo × 6$1,125
Total Holding Costs$13,778
Contingency Reserve10% of rehab — held, not at first close$7,500
Sale Event — Second Close
Sale Price (ARV)
$173,000−
HML Principal Payofffull IO loan balance
$217,499−
Closing Costs3.5% of sale price
$6,055−
Realtor Commission6% of sale price
$10,380=
Net Proceeds to You
−$60,934Deal Summary
Net Proceeds at Closing
−$60,934−
Cash to First Close
$17,500−
Holding Costs (6 mo)
$13,778−
Contingency Reserve
$7,500=
NET PROFIT
−$99,712Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $58,493 | −$91,506 |
| 15% | $57,453 | −$92,546 |
| 20% ← | $56,428 | −$93,571 |
| 25% | $55,417 | −$94,582 |
| 30% | $54,420 | −$95,579 |
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
0.897x
DSCR
Monthly Cash Flow
−$90/mo
Cash-on-Cash Yr 1
-0.9%
$121,234 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$217,499
Purchase (95% LTV)
$142,499
Rehab (100%)
$75,000
Loan-to-ARV
125.7%
Monthly Interest
$1,811/mo
Down Payment5% of $149,999 purchase
$7,500+
Origination Fee1 pts on $217,499 loan
$2,500+
Closing Costs5% of purchase
$7,500=
Cash to First Close
$17,500Holding Period — 2 Months
HML Interest9.99% IO · $1,811/mo × 2$3,621
Property Taxes$298/mo × 2$596
Insurance$187/mo × 2$375
Total Holding Costs$4,593
Contingency Reserve10% of rehab — held, not at first close$7,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$129,750−
HML Principal Payofffull IO loan balance
$217,499−
Origination Fee1 pts on $129,750
$1,298−
Closing Coststitle / appraisal / escrow
$2,595=
Cash to Bring to Close
−$91,642Deal Summary
Cash to First Close
$17,500+
Holding Costs (2 mo)
$4,593+
Contingency Reserve
$7,500−
Cash to Bring at Refi
+$91,642=
Capital Left in Deal
$121,234Equity Position — Day 1 Post-Refi
ARV
$173,000−
DSCR Loan Balance
$129,750=
Equity in Property
$43,250 (25.0%)−
Capital Left in Deal
$121,234=
Value Created
−$77,984$43,250 equity on $121,234 deployed = 0.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,441−
Property Taxes
$298−
Insurance
$187−
Maintenance (6% rent)
$86−
Management (6% rent)
$86=
OpEx Subtotal
$659=
Net Operating Income
$782−
DSCR P&I
$872/mo=
Net Cash Flow
−$90/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$129,750
Monthly P&I$872/mo
Net Cash Flow−$90/mo
Cash Still Required−$91,642
DSCR
0.897x✗ Fail
Lender DSCR
1.061x✓ Pass
No Cash-Out
75.0% LTV — capped short $91,642
Loan Amount$129,750
Monthly P&I$872/mo
Net Cash Flow−$90/mo
Cash Still Required−$91,642
DSCR
0.897x✗ Fail
Lender DSCR
1.061x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,543/mo | +$102 needed |
| 1.10x | $1,642/mo | +$201 needed |
| 1.20x | $1,741/mo | +$300 needed |
| 1.30x ← | $1,840/mo | +$399 needed |
| 1.40x | $1,939/mo | +$498 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
0.897x
DSCR
Monthly Cash Flow
−$90/mo
Cash-on-Cash Yr 1
-0.9%
$115,113 left in deal
Acquisition Event — First Close
Purchase Price
$149,999+
Rehab Budget
$75,000+
Closing Costs5% of purchase
$7,500=
Total Cash to First Close
$232,499Holding Period — 2 Months
Property Taxes$298/mo × 2$596
Insurance$187/mo × 2$375
Total Holding Costs$971
Contingency Reserve10% of rehab — held, not at first close$7,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$129,750−
Origination Fee1 pts on $129,750
$1,298−
Closing Coststitle / appraisal / escrow
$2,595=
Net Cash Recovered
$125,858Deal Summary
Total Cash to First Close
$232,499+
Holding Costs (2 mo)
$971+
Contingency Reserve
$7,500−
Net Cash Recovered at Refi
$125,858=
Capital Left in Deal
$115,113Equity Position — Day 1 Post-Refi
ARV
$173,000−
DSCR Loan Balance
$129,750=
Equity in Property
$43,250 (25.0%)−
Capital Left in Deal
$115,113=
Value Created
−$71,863$43,250 equity on $115,113 deployed = 0.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,441−
Property Taxes
$298−
Insurance
$187−
Maintenance (6% rent)
$86−
Management (6% rent)
$86=
OpEx Subtotal
$659=
Net Operating Income
$782−
DSCR P&I
$872/mo=
Net Cash Flow
−$90/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$129,750
Monthly P&I$872/mo
Net Cash Flow−$90/mo
Cash Still Required−$115,113
DSCR
0.897x✗ Fail
Lender DSCR
1.061x✓ Pass
No Cash-Out
75.0% LTV — capped short $115,113
Loan Amount$129,750
Monthly P&I$872/mo
Net Cash Flow−$90/mo
Cash Still Required−$115,113
DSCR
0.897x✗ Fail
Lender DSCR
1.061x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,543/mo | +$102 needed |
| 1.10x | $1,642/mo | +$201 needed |
| 1.20x | $1,741/mo | +$300 needed |
| 1.30x ← | $1,840/mo | +$399 needed |
| 1.40x | $1,939/mo | +$498 needed |