3430 Sycamore Shadows Dr, Kingwood, TX 77339
3bd / 2.5ba · 2,803 sqft · built 1979 · Single Family (SFR)Analyzed Jul 23, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-56.7%
Flip ROI
Cash to First Close
$30,448
what you bring day 1
Net Profit
−$29,894
Max Bid @ 20%
$239,666
−$29,894 profit ÷ $52,700 total invested = -56.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$294,849
Purchase (95% LTV)
$261,249
Rehab (100%)
$33,600
Loan-to-ARV
84.0%
Monthly Interest
$2,455/mo
Down Payment5% of $274,999 purchase
$13,750+
Origination Fee1 pts on $294,849 loan
$2,948+
Closing Costs5% of purchase
$13,750=
Cash to First Close
$30,448Holding Period — 6 Months
HML Interest9.99% IO · $2,455/mo × 6$14,728
Property Taxes$437/mo × 6$2,621
Insurance$257/mo × 6$1,543
Total Holding Costs$18,891
Contingency Reserve10% of rehab — held, not at first close$3,360
Sale Event — Second Close
Sale Price (ARV)
$351,000−
HML Principal Payofffull IO loan balance
$294,849−
Closing Costs3.5% of sale price
$12,285−
Realtor Commission6% of sale price
$21,060=
Net Proceeds to You
$22,806Deal Summary
Net Proceeds at Closing
$22,806−
Cash to First Close
$30,448−
Holding Costs (6 mo)
$18,891−
Contingency Reserve
$3,360=
NET PROFIT
−$29,894Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $243,830 | −$31,169 |
| 15% | $241,733 | −$33,266 |
| 20% ← | $239,666 | −$35,333 |
| 25% | $237,627 | −$37,372 |
| 30% | $235,618 | −$39,381 |
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
0.851x
DSCR
Monthly Cash Flow
−$263/mo
Cash-on-Cash Yr 1
-4.0%
$79,602 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$294,849
Purchase (95% LTV)
$261,249
Rehab (100%)
$33,600
Loan-to-ARV
84.0%
Monthly Interest
$2,455/mo
Down Payment5% of $274,999 purchase
$13,750+
Origination Fee1 pts on $294,849 loan
$2,948+
Closing Costs5% of purchase
$13,750=
Cash to First Close
$30,448Holding Period — 2 Months
HML Interest9.99% IO · $2,455/mo × 2$4,909
Property Taxes$437/mo × 2$874
Insurance$257/mo × 2$514
Total Holding Costs$6,297
Contingency Reserve10% of rehab — held, not at first close$3,360
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$263,250−
HML Principal Payofffull IO loan balance
$294,849−
Origination Fee1 pts on $263,250
$2,633−
Closing Coststitle / appraisal / escrow
$5,265=
Cash to Bring to Close
−$39,497Deal Summary
Cash to First Close
$30,448+
Holding Costs (2 mo)
$6,297+
Contingency Reserve
$3,360−
Cash to Bring at Refi
+$39,497=
Capital Left in Deal
$79,602Equity Position — Day 1 Post-Refi
ARV
$351,000−
DSCR Loan Balance
$263,250=
Equity in Property
$87,750 (25.0%)−
Capital Left in Deal
$79,602=
Value Created
$8,148$87,750 equity on $79,602 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,500−
Property Taxes
$437−
Insurance
$257−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$994=
Net Operating Income
$1,506−
DSCR P&I
$1,769/mo=
Net Cash Flow
−$263/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$263,250
Monthly P&I$1,769/mo
Net Cash Flow−$263/mo
Cash Still Required−$39,497
DSCR
0.851x✗ Fail
Lender DSCR
1.015x✓ Pass
No Cash-Out
75.0% LTV — capped short $39,497
Loan Amount$263,250
Monthly P&I$1,769/mo
Net Cash Flow−$263/mo
Cash Still Required−$39,497
DSCR
0.851x✗ Fail
Lender DSCR
1.015x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,799/mo | +$299 needed |
| 1.10x | $3,000/mo | +$500 needed |
| 1.20x | $3,201/mo | +$701 needed |
| 1.30x ← | $3,402/mo | +$902 needed |
| 1.40x | $3,603/mo | +$1,103 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
0.851x
DSCR
Monthly Cash Flow
−$263/mo
Cash-on-Cash Yr 1
-4.4%
$71,744 left in deal
Acquisition Event — First Close
Purchase Price
$274,999+
Rehab Budget
$33,600+
Closing Costs5% of purchase
$13,750=
Total Cash to First Close
$322,349Holding Period — 2 Months
Property Taxes$437/mo × 2$874
Insurance$257/mo × 2$514
Total Holding Costs$1,388
Contingency Reserve10% of rehab — held, not at first close$3,360
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$263,250−
Origination Fee1 pts on $263,250
$2,633−
Closing Coststitle / appraisal / escrow
$5,265=
Net Cash Recovered
$255,353Deal Summary
Total Cash to First Close
$322,349+
Holding Costs (2 mo)
$1,388+
Contingency Reserve
$3,360−
Net Cash Recovered at Refi
$255,353=
Capital Left in Deal
$71,744Equity Position — Day 1 Post-Refi
ARV
$351,000−
DSCR Loan Balance
$263,250=
Equity in Property
$87,750 (25.0%)−
Capital Left in Deal
$71,744=
Value Created
$16,006$87,750 equity on $71,744 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,500−
Property Taxes
$437−
Insurance
$257−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$994=
Net Operating Income
$1,506−
DSCR P&I
$1,769/mo=
Net Cash Flow
−$263/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$263,250
Monthly P&I$1,769/mo
Net Cash Flow−$263/mo
Cash Still Required−$71,744
DSCR
0.851x✗ Fail
Lender DSCR
1.015x✓ Pass
No Cash-Out
75.0% LTV — capped short $71,744
Loan Amount$263,250
Monthly P&I$1,769/mo
Net Cash Flow−$263/mo
Cash Still Required−$71,744
DSCR
0.851x✗ Fail
Lender DSCR
1.015x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,799/mo | +$299 needed |
| 1.10x | $3,000/mo | +$500 needed |
| 1.20x | $3,201/mo | +$701 needed |
| 1.30x ← | $3,402/mo | +$902 needed |
| 1.40x | $3,603/mo | +$1,103 needed |