3714 Haven Pines Dr, Kingwood, TX 77345
4bd / 2ba · 2,319 sqft · built 1980 · Single Family (SFR)Analyzed Apr 28, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-48.5%
Flip ROI
Cash to First Close
$25,514
what you bring day 1
Net Profit
−$22,247
Max Bid @ 20%
$202,443
−$22,247 profit ÷ $45,867 total invested = -48.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$252,405
Purchase (95% LTV)
$218,405
Rehab (100%)
$34,000
Loan-to-ARV
82.8%
Monthly Interest
$2,101/mo
Down Payment5% of $229,900 purchase
$11,495+
Origination Fee1 pts on $252,405 loan
$2,524+
Closing Costs5% of purchase
$11,495=
Cash to First Close
$25,514Holding Period — 6 Months
HML Interest9.99% IO · $2,101/mo × 6$12,608
Property Taxes$504/mo × 6$3,026
Insurance$220/mo × 6$1,320
Total Holding Costs$16,953
Contingency Reserve10% of rehab — held, not at first close$3,400
Sale Event — Second Close
Sale Price (ARV)
$305,000−
HML Principal Payofffull IO loan balance
$252,405−
Closing Costs3.5% of sale price
$10,675−
Realtor Commission6% of sale price
$18,300=
Net Proceeds to You
$23,620Deal Summary
Net Proceeds at Closing
$23,620−
Cash to First Close
$25,514−
Holding Costs (6 mo)
$16,953−
Contingency Reserve
$3,400=
NET PROFIT
−$22,247Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $206,115 | −$23,785 |
| 15% | $204,266 | −$25,634 |
| 20% ← | $202,443 | −$27,457 |
| 25% | $200,646 | −$29,254 |
| 30% | $198,874 | −$31,026 |
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
0.822x
DSCR
Monthly Cash Flow
−$274/mo
Cash-on-Cash Yr 1
-5.1%
$65,082 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$252,405
Purchase (95% LTV)
$218,405
Rehab (100%)
$34,000
Loan-to-ARV
82.8%
Monthly Interest
$2,101/mo
Down Payment5% of $229,900 purchase
$11,495+
Origination Fee1 pts on $252,405 loan
$2,524+
Closing Costs5% of purchase
$11,495=
Cash to First Close
$25,514Holding Period — 2 Months
HML Interest9.99% IO · $2,101/mo × 2$4,203
Property Taxes$504/mo × 2$1,009
Insurance$220/mo × 2$440
Total Holding Costs$5,651
Contingency Reserve10% of rehab — held, not at first close$3,400
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$228,750−
HML Principal Payofffull IO loan balance
$252,405−
Origination Fee1 pts on $228,750
$2,288−
Closing Coststitle / appraisal / escrow
$4,575=
Cash to Bring to Close
−$30,518Deal Summary
Cash to First Close
$25,514+
Holding Costs (2 mo)
$5,651+
Contingency Reserve
$3,400−
Cash to Bring at Refi
+$30,518=
Capital Left in Deal
$65,082Equity Position — Day 1 Post-Refi
ARV
$305,000−
DSCR Loan Balance
$228,750=
Equity in Property
$76,250 (25.0%)−
Capital Left in Deal
$65,082=
Value Created
$11,168$76,250 equity on $65,082 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,258−
Property Taxes
$504−
Insurance
$220−
Maintenance (6% rent)
$135−
Management (6% rent)
$135=
OpEx Subtotal
$995=
Net Operating Income
$1,263−
DSCR P&I
$1,537/mo=
Net Cash Flow
−$274/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$228,750
Monthly P&I$1,537/mo
Net Cash Flow−$274/mo
Cash Still Required−$30,518
DSCR
0.822x✗ Fail
Lender DSCR
0.998x✗ Fail
No Cash-Out
75.0% LTV — capped short $30,518
Loan Amount$228,750
Monthly P&I$1,537/mo
Net Cash Flow−$274/mo
Cash Still Required−$30,518
DSCR
0.822x✗ Fail
Lender DSCR
0.998x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,570/mo | +$312 needed |
| 1.10x | $2,745/mo | +$487 needed |
| 1.20x | $2,919/mo | +$661 needed |
| 1.30x ← | $3,094/mo | +$836 needed |
| 1.40x | $3,269/mo | +$1,011 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
0.822x
DSCR
Monthly Cash Flow
−$274/mo
Cash-on-Cash Yr 1
-5.6%
$58,356 left in deal
Acquisition Event — First Close
Purchase Price
$229,900+
Rehab Budget
$34,000+
Closing Costs5% of purchase
$11,495=
Total Cash to First Close
$275,395Holding Period — 2 Months
Property Taxes$504/mo × 2$1,009
Insurance$220/mo × 2$440
Total Holding Costs$1,448
Contingency Reserve10% of rehab — held, not at first close$3,400
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$228,750−
Origination Fee1 pts on $228,750
$2,288−
Closing Coststitle / appraisal / escrow
$4,575=
Net Cash Recovered
$221,888Deal Summary
Total Cash to First Close
$275,395+
Holding Costs (2 mo)
$1,448+
Contingency Reserve
$3,400−
Net Cash Recovered at Refi
$221,888=
Capital Left in Deal
$58,356Equity Position — Day 1 Post-Refi
ARV
$305,000−
DSCR Loan Balance
$228,750=
Equity in Property
$76,250 (25.0%)−
Capital Left in Deal
$58,356=
Value Created
$17,894$76,250 equity on $58,356 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,258−
Property Taxes
$504−
Insurance
$220−
Maintenance (6% rent)
$135−
Management (6% rent)
$135=
OpEx Subtotal
$995=
Net Operating Income
$1,263−
DSCR P&I
$1,537/mo=
Net Cash Flow
−$274/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$228,750
Monthly P&I$1,537/mo
Net Cash Flow−$274/mo
Cash Still Required−$58,356
DSCR
0.822x✗ Fail
Lender DSCR
0.998x✗ Fail
No Cash-Out
75.0% LTV — capped short $58,356
Loan Amount$228,750
Monthly P&I$1,537/mo
Net Cash Flow−$274/mo
Cash Still Required−$58,356
DSCR
0.822x✗ Fail
Lender DSCR
0.998x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,570/mo | +$312 needed |
| 1.10x | $2,745/mo | +$487 needed |
| 1.20x | $2,919/mo | +$661 needed |
| 1.30x ← | $3,094/mo | +$836 needed |
| 1.40x | $3,269/mo | +$1,011 needed |