MMX Group/403 Bluebonnet Dr, La Marque, TX 77568
Flip-392.8%✗
HM→DSCR0.964x✗
Cash→DSCR0.964x✗
New Deal

403 Bluebonnet Dr, La Marque, TX 77568

1,094 sqft · built 1972 · Single Family (SFR)Analyzed May 14, 2026
Flip ROI
-392.8%
FAIL
−$184,441 loss
6-mo hold · profit ÷ cash out
DSCR — 75% LTV
0.964x
FAIL
cash-out refi · NOI / debt service
DSCR — No Cash-Out
0.964x
FAIL
75.0% LTV · capped, short $162,695
Max Bid @ 20%
$110,618
FAIL
✗ $169,382 over max
Total Invested
$36,090
down + points + costs + holding, pre-refi
Cash Left in Deal
$198,785
after HM → DSCR cash-out refi
Value Generated
$138,000
ARV − purchase − rehab (instant equity)
Starting Equity %
25.0%
ARV − DSCR loan ÷ ARV, day 1 post-refi
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-392.8%
Flip ROI
Cash to First Close
$30,660
what you bring day 1
Net Profit
−$184,441
Max Bid @ 20%
$110,618
−$184,441 profit  ÷  $46,951 total invested  =  -392.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$266,000
Purchase (95% LTV)
$266,000
Loan-to-ARV
187.3%
Monthly Interest
$2,214/mo
Down Payment5% of $280,000 purchase
$14,000
+
Origination Fee1 pts on $266,000 loan
$2,660
+
Closing Costs5% of purchase
$14,000
=
Cash to First Close
$30,660
Holding Period — 6 Months
HML Interest9.99% IO · $2,214/mo × 6$13,287
Property Taxes$267/mo × 6$1,604
Insurance$233/mo × 6$1,400
Total Holding Costs$16,291
Sale Event — Second Close
Sale Price (ARV)
$142,000
−
HML Principal Payofffull IO loan balance
$266,000
−
Closing Costs3.5% of sale price
$4,970
−
Realtor Commission6% of sale price
$8,520
=
Net Proceeds to You
−$137,490
Deal Summary
Net Proceeds at Closing
−$137,490
−
Cash to First Close
$30,660
−
Holding Costs (6 mo)
$16,291
=
NET PROFIT
−$184,441
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$112,348−$167,652
15%$111,477−$168,523
20% ←$110,618−$169,382
25%$109,771−$170,229
30%$108,936−$171,064
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
0.964x
DSCR
Monthly Cash Flow
−$26/mo
Cash-on-Cash Yr 1
-0.2%
$198,785 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$266,000
Purchase (95% LTV)
$266,000
Loan-to-ARV
187.3%
Monthly Interest
$2,214/mo
Down Payment5% of $280,000 purchase
$14,000
+
Origination Fee1 pts on $266,000 loan
$2,660
+
Closing Costs5% of purchase
$14,000
=
Cash to First Close
$30,660
Holding Period — 2 Months
HML Interest9.99% IO · $2,214/mo × 2$4,429
Property Taxes$267/mo × 2$535
Insurance$233/mo × 2$467
Total Holding Costs$5,430
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$106,500
−
HML Principal Payofffull IO loan balance
$266,000
−
Origination Fee1 pts on $106,500
$1,065
−
Closing Coststitle / appraisal / escrow
$2,130
=
Cash to Bring to Close
−$162,695
Deal Summary
Cash to First Close
$30,660
+
Holding Costs (2 mo)
$5,430
−
Cash to Bring at Refi
+$162,695
=
Capital Left in Deal
$198,785
Equity Position — Day 1 Post-Refi
ARV
$142,000
−
DSCR Loan Balance
$106,500
=
Equity in Property
$35,500 (25.0%)
−
Capital Left in Deal
$198,785
=
Value Created
−$163,285
$35,500 equity on $198,785 deployed = 0.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,353
−
Property Taxes
$267
−
Insurance
$233
−
Maintenance (6% rent)
$81
−
Management (6% rent)
$81
=
OpEx Subtotal
$663
=
Net Operating Income
$690
−
DSCR P&I
$716/mo
=
Net Cash Flow
−$26/mo
DSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$26/mo
Cash Still Required−$162,695
DSCR
0.964x✗ Fail
Lender DSCR
1.112x✓ Pass
No Cash-Out
75.0% LTV — capped short $162,695
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$26/mo
Cash Still Required−$162,695
DSCR
0.964x✗ Fail
Lender DSCR
1.112x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,382/mo+$29 needed
1.10x$1,464/mo+$111 needed
1.20x$1,545/mo+$192 needed
1.30x ←$1,626/mo+$273 needed
1.40x$1,708/mo+$355 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
0.964x
DSCR
Monthly Cash Flow
−$26/mo
Cash-on-Cash Yr 1
-0.2%
$191,696 left in deal
Acquisition Event — First Close
Purchase Price
$280,000
+
Closing Costs5% of purchase
$14,000
=
Total Cash to First Close
$294,000
Holding Period — 2 Months
Property Taxes$267/mo × 2$535
Insurance$233/mo × 2$467
Total Holding Costs$1,001
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$106,500
−
Origination Fee1 pts on $106,500
$1,065
−
Closing Coststitle / appraisal / escrow
$2,130
=
Net Cash Recovered
$103,305
Deal Summary
Total Cash to First Close
$294,000
+
Holding Costs (2 mo)
$1,001
−
Net Cash Recovered at Refi
$103,305
=
Capital Left in Deal
$191,696
Equity Position — Day 1 Post-Refi
ARV
$142,000
−
DSCR Loan Balance
$106,500
=
Equity in Property
$35,500 (25.0%)
−
Capital Left in Deal
$191,696
=
Value Created
−$156,196
$35,500 equity on $191,696 deployed = 0.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,353
−
Property Taxes
$267
−
Insurance
$233
−
Maintenance (6% rent)
$81
−
Management (6% rent)
$81
=
OpEx Subtotal
$663
=
Net Operating Income
$690
−
DSCR P&I
$716/mo
=
Net Cash Flow
−$26/mo
DSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$26/mo
Cash Still Required−$191,696
DSCR
0.964x✗ Fail
Lender DSCR
1.112x✓ Pass
No Cash-Out
75.0% LTV — capped short $191,696
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$26/mo
Cash Still Required−$191,696
DSCR
0.964x✗ Fail
Lender DSCR
1.112x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,382/mo+$29 needed
1.10x$1,464/mo+$111 needed
1.20x$1,545/mo+$192 needed
1.30x ←$1,626/mo+$273 needed
1.40x$1,708/mo+$355 needed
30-Year Hold Projection
Click to expand
DSCR loan $106,500 @ 7.1% · 3% rent growth · Via Hard Money · Via All Cash (same DSCR loan)