4301 Jane St, Bellaire, TX 77401
5bd / 4.5ba · 3,850 sqft · built 2026 · Single Family (SFR)Analyzed Jun 26, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-470.8%
Flip ROI
Cash to First Close
$97,960
what you bring day 1
Net Profit
−$808,405
Max Bid @ 20%
$143,556
−$808,405 profit ÷ $171,691 total invested = -470.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$995,999
Purchase (95% LTV)
$835,999
Rehab (100%)
$160,000
Loan-to-ARV
250.9%
Monthly Interest
$8,292/mo
Down Payment5% of $879,999 purchase
$44,000+
Origination Fee1 pts on $995,999 loan
$9,960+
Closing Costs5% of purchase
$44,000=
Cash to First Close
$97,960Holding Period — 6 Months
HML Interest9.99% IO · $8,292/mo × 6$49,750
Property Taxes$464/mo × 6$2,781
Insurance$867/mo × 6$5,200
Total Holding Costs$57,731
Contingency Reserve10% of rehab — held, not at first close$16,000
Sale Event — Second Close
Sale Price (ARV)
$397,000−
HML Principal Payofffull IO loan balance
$995,999−
Closing Costs3.5% of sale price
$13,895−
Realtor Commission6% of sale price
$23,820=
Net Proceeds to You
−$636,714Deal Summary
Net Proceeds at Closing
−$636,714−
Cash to First Close
$97,960−
Holding Costs (6 mo)
$57,731−
Contingency Reserve
$16,000=
NET PROFIT
−$808,405Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $148,203 | −$731,796 |
| 15% | $145,863 | −$734,136 |
| 20% ← | $143,556 | −$736,443 |
| 25% | $141,282 | −$738,717 |
| 30% | $139,039 | −$740,960 |
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
0.345x
DSCR
Monthly Cash Flow
−$1,312/mo
Cash-on-Cash Yr 1
-1.9%
$840,385 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$995,999
Purchase (95% LTV)
$835,999
Rehab (100%)
$160,000
Loan-to-ARV
250.9%
Monthly Interest
$8,292/mo
Down Payment5% of $879,999 purchase
$44,000+
Origination Fee1 pts on $995,999 loan
$9,960+
Closing Costs5% of purchase
$44,000=
Cash to First Close
$97,960Holding Period — 2 Months
HML Interest9.99% IO · $8,292/mo × 2$16,583
Property Taxes$464/mo × 2$927
Insurance$867/mo × 2$1,733
Total Holding Costs$19,244
Contingency Reserve10% of rehab — held, not at first close$16,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$297,750−
HML Principal Payofffull IO loan balance
$995,999−
Origination Fee1 pts on $297,750
$2,978−
Closing Coststitle / appraisal / escrow
$5,955=
Cash to Bring to Close
−$707,182Deal Summary
Cash to First Close
$97,960+
Holding Costs (2 mo)
$19,244+
Contingency Reserve
$16,000−
Cash to Bring at Refi
+$707,182=
Capital Left in Deal
$840,385Equity Position — Day 1 Post-Refi
ARV
$397,000−
DSCR Loan Balance
$297,750=
Equity in Property
$99,250 (25.0%)−
Capital Left in Deal
$840,385=
Value Created
−$741,135$99,250 equity on $840,385 deployed = 0.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,295−
Property Taxes
$464−
Insurance
$867−
Maintenance (6% rent)
$138−
Management (6% rent)
$138=
OpEx Subtotal
$1,606=
Net Operating Income
$689−
DSCR P&I
$2,001/mo=
Net Cash Flow
−$1,312/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$297,750
Monthly P&I$2,001/mo
Net Cash Flow−$1,312/mo
Cash Still Required−$707,182
DSCR
0.345x✗ Fail
Lender DSCR
0.689x✗ Fail
No Cash-Out
75.0% LTV — capped short $707,182
Loan Amount$297,750
Monthly P&I$2,001/mo
Net Cash Flow−$1,312/mo
Cash Still Required−$707,182
DSCR
0.345x✗ Fail
Lender DSCR
0.689x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,785/mo | +$1,490 needed |
| 1.10x | $4,013/mo | +$1,718 needed |
| 1.20x | $4,240/mo | +$1,945 needed |
| 1.30x ← | $4,468/mo | +$2,173 needed |
| 1.40x | $4,695/mo | +$2,400 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
0.345x
DSCR
Monthly Cash Flow
−$1,312/mo
Cash-on-Cash Yr 1
-1.9%
$813,842 left in deal
Acquisition Event — First Close
Purchase Price
$879,999+
Rehab Budget
$160,000+
Closing Costs5% of purchase
$44,000=
Total Cash to First Close
$1,083,999Holding Period — 2 Months
Property Taxes$464/mo × 2$927
Insurance$867/mo × 2$1,733
Total Holding Costs$2,660
Contingency Reserve10% of rehab — held, not at first close$16,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$297,750−
Origination Fee1 pts on $297,750
$2,978−
Closing Coststitle / appraisal / escrow
$5,955=
Net Cash Recovered
$288,818Deal Summary
Total Cash to First Close
$1,083,999+
Holding Costs (2 mo)
$2,660+
Contingency Reserve
$16,000−
Net Cash Recovered at Refi
$288,818=
Capital Left in Deal
$813,842Equity Position — Day 1 Post-Refi
ARV
$397,000−
DSCR Loan Balance
$297,750=
Equity in Property
$99,250 (25.0%)−
Capital Left in Deal
$813,842=
Value Created
−$714,592$99,250 equity on $813,842 deployed = 0.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,295−
Property Taxes
$464−
Insurance
$867−
Maintenance (6% rent)
$138−
Management (6% rent)
$138=
OpEx Subtotal
$1,606=
Net Operating Income
$689−
DSCR P&I
$2,001/mo=
Net Cash Flow
−$1,312/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$297,750
Monthly P&I$2,001/mo
Net Cash Flow−$1,312/mo
Cash Still Required−$813,842
DSCR
0.345x✗ Fail
Lender DSCR
0.689x✗ Fail
No Cash-Out
75.0% LTV — capped short $813,842
Loan Amount$297,750
Monthly P&I$2,001/mo
Net Cash Flow−$1,312/mo
Cash Still Required−$813,842
DSCR
0.345x✗ Fail
Lender DSCR
0.689x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,785/mo | +$1,490 needed |
| 1.10x | $4,013/mo | +$1,718 needed |
| 1.20x | $4,240/mo | +$1,945 needed |
| 1.30x ← | $4,468/mo | +$2,173 needed |
| 1.40x | $4,695/mo | +$2,400 needed |