402 Laredo Dr, Magnolia, TX 77354
3bd / 2.5ba · 2,172 sqft · built 1978 · Single Family (SFR)Analyzed Jul 7, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
31.6%
Flip ROI
Cash to First Close
$29,070
what you bring day 1
Net Profit
$17,118
Max Bid @ 20%
$265,490
$17,118 profit ÷ $54,173 total invested = 31.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$306,999
Purchase (95% LTV)
$246,999
Rehab (100%)
$60,000
Loan-to-ARV
73.4%
Monthly Interest
$2,556/mo
Down Payment5% of $259,999 purchase
$13,000+
Origination Fee1 pts on $306,999 loan
$3,070+
Closing Costs5% of purchase
$13,000=
Cash to First Close
$29,070Holding Period — 6 Months
HML Interest9.99% IO · $2,556/mo × 6$15,335
Property Taxes$361/mo × 6$2,169
Insurance$267/mo × 6$1,600
Total Holding Costs$19,103
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$418,000−
HML Principal Payofffull IO loan balance
$306,999−
Closing Costs3.5% of sale price
$14,630−
Realtor Commission6% of sale price
$25,080=
Net Proceeds to You
$71,291Deal Summary
Net Proceeds at Closing
$71,291−
Cash to First Close
$29,070−
Holding Costs (6 mo)
$19,103−
Contingency Reserve
$6,000=
NET PROFIT
$17,118Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $270,371 | ✓ ok |
| 15% | $267,913 | ✓ ok |
| 20% ← | $265,490 | ✓ ok |
| 25% | $263,101 | ✓ ok |
| 30% | $260,745 | ✓ 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
0.653x
DSCR
Monthly Cash Flow
−$732/mo
Cash-on-Cash Yr 1
-19.8%
$44,342 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$306,999
Purchase (95% LTV)
$246,999
Rehab (100%)
$60,000
Loan-to-ARV
73.4%
Monthly Interest
$2,556/mo
Down Payment5% of $259,999 purchase
$13,000+
Origination Fee1 pts on $306,999 loan
$3,070+
Closing Costs5% of purchase
$13,000=
Cash to First Close
$29,070Holding Period — 2 Months
HML Interest9.99% IO · $2,556/mo × 2$5,112
Property Taxes$361/mo × 2$723
Insurance$267/mo × 2$533
Total Holding Costs$6,368
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$313,500−
HML Principal Payofffull IO loan balance
$306,999−
Origination Fee1 pts on $313,500
$3,135−
Closing Coststitle / appraisal / escrow
$6,270=
Cash to Bring to Close
−$2,904Deal Summary
Cash to First Close
$29,070+
Holding Costs (2 mo)
$6,368+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$2,904=
Capital Left in Deal
$44,342Equity Position — Day 1 Post-Refi
ARV
$418,000−
DSCR Loan Balance
$313,500=
Equity in Property
$104,500 (25.0%)−
Capital Left in Deal
$44,342=
Value Created
$60,158$104,500 equity on $44,342 deployed = 2.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,276−
Property Taxes
$361−
Insurance
$267−
Maintenance (6% rent)
$137−
Management (6% rent)
$137=
OpEx Subtotal
$901=
Net Operating Income
$1,375−
DSCR P&I
$2,107/mo=
Net Cash Flow
−$732/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$313,500
Monthly P&I$2,107/mo
Net Cash Flow−$732/mo
Cash Still Required−$2,904
DSCR
0.653x✗ Fail
Lender DSCR
0.832x✗ Fail
No Cash-Out
75.0% LTV — capped short $2,904
Loan Amount$313,500
Monthly P&I$2,107/mo
Net Cash Flow−$732/mo
Cash Still Required−$2,904
DSCR
0.653x✗ Fail
Lender DSCR
0.832x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,108/mo | +$832 needed |
| 1.10x | $3,347/mo | +$1,071 needed |
| 1.20x | $3,587/mo | +$1,311 needed |
| 1.30x ← | $3,826/mo | +$1,550 needed |
| 1.40x | $4,065/mo | +$1,789 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
0.653x
DSCR
Monthly Cash Flow
−$732/mo
Cash-on-Cash Yr 1
-24.3%
$36,160 left in deal
Acquisition Event — First Close
Purchase Price
$259,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$13,000=
Total Cash to First Close
$332,999Holding Period — 2 Months
Property Taxes$361/mo × 2$723
Insurance$267/mo × 2$533
Total Holding Costs$1,256
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$313,500−
Origination Fee1 pts on $313,500
$3,135−
Closing Coststitle / appraisal / escrow
$6,270=
Net Cash Recovered
$304,095Deal Summary
Total Cash to First Close
$332,999+
Holding Costs (2 mo)
$1,256+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$304,095=
Capital Left in Deal
$36,160Equity Position — Day 1 Post-Refi
ARV
$418,000−
DSCR Loan Balance
$313,500=
Equity in Property
$104,500 (25.0%)−
Capital Left in Deal
$36,160=
Value Created
$68,340$104,500 equity on $36,160 deployed = 2.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,276−
Property Taxes
$361−
Insurance
$267−
Maintenance (6% rent)
$137−
Management (6% rent)
$137=
OpEx Subtotal
$901=
Net Operating Income
$1,375−
DSCR P&I
$2,107/mo=
Net Cash Flow
−$732/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$313,500
Monthly P&I$2,107/mo
Net Cash Flow−$732/mo
Cash Still Required−$36,160
DSCR
0.653x✗ Fail
Lender DSCR
0.832x✗ Fail
No Cash-Out
75.0% LTV — capped short $36,160
Loan Amount$313,500
Monthly P&I$2,107/mo
Net Cash Flow−$732/mo
Cash Still Required−$36,160
DSCR
0.653x✗ Fail
Lender DSCR
0.832x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,108/mo | +$832 needed |
| 1.10x | $3,347/mo | +$1,071 needed |
| 1.20x | $3,587/mo | +$1,311 needed |
| 1.30x ← | $3,826/mo | +$1,550 needed |
| 1.40x | $4,065/mo | +$1,789 needed |