3927 Liberty Square Trl, Fresno, TX 77545
4bd / 2.5ba · 2,389 sqft · built 2005 · Single Family (SFR)Analyzed Jul 22, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
34.4%
Flip ROI
Cash to First Close
$22,083
what you bring day 1
Net Profit
$13,415
Max Bid @ 20%
$194,881
$13,415 profit ÷ $39,010 total invested = 34.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$205,500
Purchase (95% LTV)
$180,500
Rehab (100%)
$25,000
Loan-to-ARV
72.1%
Monthly Interest
$1,711/mo
Down Payment5% of $190,000 purchase
$9,500+
Origination Fee1.5 pts on $205,500 loan
$3,083+
Closing Costs5% of purchase
$9,500=
Cash to First Close
$22,083Holding Period — 6 Months
HML Interest9.99% IO · $1,711/mo × 6$10,265
Property Taxes$515/mo × 6$3,088
Insurance$179/mo × 6$1,075
Total Holding Costs$14,427
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$285,000−
HML Principal Payofffull IO loan balance
$205,500−
Closing Costs3.5% of sale price
$9,975−
Realtor Commission6% of sale price
$17,100=
Net Proceeds to You
$52,425Deal Summary
Net Proceeds at Closing
$52,425−
Cash to First Close
$22,083−
Holding Costs (6 mo)
$14,427−
Contingency Reserve
$2,500=
NET PROFIT
$13,415Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $198,395 | ✓ ok |
| 15% | $196,625 | ✓ ok |
| 20% ← | $194,881 | ✓ ok |
| 25% | $193,162 | ✓ ok |
| 30% | $191,468 | ✓ 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
0.957x
DSCR
Monthly Cash Flow
−$62/mo
Cash-on-Cash Yr 1
-2.0%
$38,241 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$205,500
Purchase (95% LTV)
$180,500
Rehab (100%)
$25,000
Loan-to-ARV
72.1%
Monthly Interest
$1,711/mo
Down Payment5% of $190,000 purchase
$9,500+
Origination Fee1.5 pts on $205,500 loan
$3,083+
Closing Costs5% of purchase
$9,500=
Cash to First Close
$22,083Holding Period — 6 Months
HML Interest9.99% IO · $1,711/mo × 6$10,265
Property Taxes$515/mo × 6$3,088
Insurance$179/mo × 6$1,075
Total Holding Costs$14,427
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$213,750−
HML Principal Payofffull IO loan balance
$205,500−
Origination Fee1.5 pts on $213,750
$3,206−
Closing Coststitle / appraisal / escrow
$4,275=
Cash Back to You
+$769Deal Summary
Cash to First Close
$22,083+
Holding Costs (6 mo)
$14,427+
Contingency Reserve
$2,500−
Cash Back at Refi
−$769=
Capital Left in Deal
$38,241Equity Position — Day 1 Post-Refi
ARV
$285,000−
DSCR Loan Balance
$213,750=
Equity in Property
$71,250 (25.0%)−
Capital Left in Deal
$38,241=
Value Created
$33,009$71,250 equity on $38,241 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,350−
Property Taxes
$515−
Insurance
$179−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$976=
Net Operating Income
$1,374−
DSCR P&I
$1,436/mo=
Net Cash Flow
−$62/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$213,750
Monthly P&I$1,436/mo
Net Cash Flow−$62/mo
Cash Back at Refi+$769
DSCR
0.957x✗ Fail
Lender DSCR
1.103x✓ Pass
No Cash-Out
74.7% LTV — breakeven refi
Loan Amount$212,953
Monthly P&I$1,431/mo
Net Cash Flow−$57/mo
Cash Back at Refi+$0
DSCR
0.960x✗ Fail
Lender DSCR
1.106x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,421/mo | +$71 needed |
| 1.10x | $2,584/mo | +$234 needed |
| 1.20x | $2,747/mo | +$397 needed |
| 1.30x ← | $2,910/mo | +$560 needed |
| 1.40x | $3,074/mo | +$724 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
0.957x
DSCR
Monthly Cash Flow
−$62/mo
Cash-on-Cash Yr 1
-3.0%
$24,894 left in deal
Acquisition Event — First Close
Purchase Price
$190,000+
Rehab Budget
$25,000+
Closing Costs5% of purchase
$9,500=
Total Cash to First Close
$224,500Holding Period — 6 Months
Property Taxes$515/mo × 6$3,088
Insurance$179/mo × 6$1,075
Total Holding Costs$4,163
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$213,750−
Origination Fee1.5 pts on $213,750
$3,206−
Closing Coststitle / appraisal / escrow
$4,275=
Net Cash Recovered
$206,269Deal Summary
Total Cash to First Close
$224,500+
Holding Costs (6 mo)
$4,163+
Contingency Reserve
$2,500−
Net Cash Recovered at Refi
$206,269=
Capital Left in Deal
$24,894Equity Position — Day 1 Post-Refi
ARV
$285,000−
DSCR Loan Balance
$213,750=
Equity in Property
$71,250 (25.0%)−
Capital Left in Deal
$24,894=
Value Created
$46,356$71,250 equity on $24,894 deployed = 2.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,350−
Property Taxes
$515−
Insurance
$179−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$976=
Net Operating Income
$1,374−
DSCR P&I
$1,436/mo=
Net Cash Flow
−$62/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$213,750
Monthly P&I$1,436/mo
Net Cash Flow−$62/mo
Cash Still Required−$24,894
DSCR
0.957x✗ Fail
Lender DSCR
1.103x✓ Pass
No Cash-Out
75.0% LTV — capped short $24,894
Loan Amount$213,750
Monthly P&I$1,436/mo
Net Cash Flow−$62/mo
Cash Still Required−$24,894
DSCR
0.957x✗ Fail
Lender DSCR
1.103x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,421/mo | +$71 needed |
| 1.10x | $2,584/mo | +$234 needed |
| 1.20x | $2,747/mo | +$397 needed |
| 1.30x ← | $2,910/mo | +$560 needed |
| 1.40x | $3,074/mo | +$724 needed |