402 S Yaupon St, Richwood, TX 77531
1,368 sqft · built 1966 · Single Family (SFR)Analyzed Jun 12, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
138.8%
Flip ROI
Cash to First Close
$12,500
what you bring day 1
Net Profit
$36,181
Max Bid @ 20%
$128,162
$36,181 profit ÷ $26,065 total invested = 138.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$144,999
Purchase (95% LTV)
$94,999
Rehab (100%)
$50,000
Loan-to-ARV
63.3%
Monthly Interest
$1,207/mo
Down Payment5% of $99,999 purchase
$5,000+
Origination Fee1 pts on $144,999 loan
$2,500+
Closing Costs5% of purchase
$5,000=
Cash to First Close
$12,500Holding Period — 6 Months
HML Interest9.99% IO · $1,207/mo × 6$7,243
Property Taxes$95/mo × 6$572
Insurance$125/mo × 6$750
Total Holding Costs$8,565
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$229,000−
HML Principal Payofffull IO loan balance
$144,999−
Closing Costs3.5% of sale price
$8,015−
Realtor Commission6% of sale price
$13,740=
Net Proceeds to You
$62,246Deal Summary
Net Proceeds at Closing
$62,246−
Cash to First Close
$12,500−
Holding Costs (6 mo)
$8,565−
Contingency Reserve
$5,000=
NET PROFIT
$36,181Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $130,784 | ✓ ok |
| 15% | $129,464 | ✓ ok |
| 20% ← | $128,162 | ✓ ok |
| 25% | $126,879 | ✓ ok |
| 30% | $125,614 | ✓ 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
1.226x
DSCR
Monthly Cash Flow
$260/mo
Cash-on-Cash Yr 1
N/A
−$1,244 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$144,999
Purchase (95% LTV)
$94,999
Rehab (100%)
$50,000
Loan-to-ARV
63.3%
Monthly Interest
$1,207/mo
Down Payment5% of $99,999 purchase
$5,000+
Origination Fee1 pts on $144,999 loan
$2,500+
Closing Costs5% of purchase
$5,000=
Cash to First Close
$12,500Holding Period — 2 Months
HML Interest9.99% IO · $1,207/mo × 2$2,414
Property Taxes$95/mo × 2$191
Insurance$125/mo × 2$250
Total Holding Costs$2,855
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$171,750−
HML Principal Payofffull IO loan balance
$144,999−
Origination Fee1 pts on $171,750
$1,718−
Closing Coststitle / appraisal / escrow
$3,435=
Cash Back to You
+$21,598Deal Summary
Cash to First Close
$12,500+
Holding Costs (2 mo)
$2,855+
Contingency Reserve
$5,000−
Cash Back at Refi
−$21,598=
Capital Left in Deal
−$1,244Equity Position — Day 1 Post-Refi
ARV
$229,000−
DSCR Loan Balance
$171,750=
Equity in Property
$57,250 (25.0%)−
Capital Left in Deal
−$1,244=
Value Created
$58,494Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,858−
Property Taxes
$95−
Insurance
$125−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$443=
Net Operating Income
$1,415−
DSCR P&I
$1,154/mo=
Net Cash Flow
$260/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$171,750
Monthly P&I$1,154/mo
Net Cash Flow$260/mo
Cash Back at Refi+$21,598
DSCR
1.226x✗ Fail
Lender DSCR
1.352x✓ Pass
No Cash-Out
65.3% LTV — breakeven refi
Loan Amount$149,484
Monthly P&I$1,005/mo
Net Cash Flow$410/mo
Cash Back at Refi+$0
DSCR
1.408x✓ Pass
Lender DSCR
1.517x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,562/mo | ✓ met |
| 1.10x | $1,693/mo | ✓ met |
| 1.20x | $1,824/mo | ✓ met |
| 1.30x ← | $1,955/mo | +$97 needed |
| 1.40x | $2,087/mo | +$229 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
1.226x
DSCR
Monthly Cash Flow
$260/mo
Cash-on-Cash Yr 1
N/A
−$6,158 left in deal
Acquisition Event — First Close
Purchase Price
$99,999+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$5,000=
Total Cash to First Close
$154,999Holding Period — 2 Months
Property Taxes$95/mo × 2$191
Insurance$125/mo × 2$250
Total Holding Costs$441
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$171,750−
Origination Fee1 pts on $171,750
$1,718−
Closing Coststitle / appraisal / escrow
$3,435=
Net Cash Recovered
$166,598Deal Summary
Total Cash to First Close
$154,999+
Holding Costs (2 mo)
$441+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$166,598=
Capital Left in Deal
−$6,158Equity Position — Day 1 Post-Refi
ARV
$229,000−
DSCR Loan Balance
$171,750=
Equity in Property
$57,250 (25.0%)−
Capital Left in Deal
−$6,158=
Value Created
$63,408Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,858−
Property Taxes
$95−
Insurance
$125−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$443=
Net Operating Income
$1,415−
DSCR P&I
$1,154/mo=
Net Cash Flow
$260/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$171,750
Monthly P&I$1,154/mo
Net Cash Flow$260/mo
Cash Back at Refi+$6,158
DSCR
1.226x✗ Fail
Lender DSCR
1.352x✓ Pass
No Cash-Out
72.2% LTV — breakeven refi
Loan Amount$165,402
Monthly P&I$1,112/mo
Net Cash Flow$303/mo
Cash Back at Refi+$0
DSCR
1.273x✗ Fail
Lender DSCR
1.395x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,562/mo | ✓ met |
| 1.10x | $1,693/mo | ✓ met |
| 1.20x | $1,824/mo | ✓ met |
| 1.30x ← | $1,955/mo | +$97 needed |
| 1.40x | $2,087/mo | +$229 needed |