4407 Adonis Dr, Spring, TX 77373
3bd / 2ba · 1,729 sqft · built 1976 · Single Family (SFR)Analyzed Jul 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
1.1%
Flip ROI
Cash to First Close
$15,500
what you bring day 1
Net Profit
$341
Max Bid @ 20%
$125,565
$341 profit ÷ $31,785 total invested = 1.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$171,499
Purchase (95% LTV)
$123,499
Rehab (100%)
$48,000
Loan-to-ARV
76.2%
Monthly Interest
$1,428/mo
Down Payment5% of $129,999 purchase
$6,500+
Origination Fee1 pts on $171,499 loan
$2,500+
Closing Costs5% of purchase
$6,500=
Cash to First Close
$15,500Holding Period — 6 Months
HML Interest9.99% IO · $1,428/mo × 6$8,566
Property Taxes$338/mo × 6$2,029
Insurance$148/mo × 6$890
Total Holding Costs$11,485
Contingency Reserve10% of rehab — held, not at first close$4,800
Sale Event — Second Close
Sale Price (ARV)
$225,000−
HML Principal Payofffull IO loan balance
$171,499−
Closing Costs3.5% of sale price
$7,875−
Realtor Commission6% of sale price
$13,500=
Net Proceeds to You
$32,126Deal Summary
Net Proceeds at Closing
$32,126−
Cash to First Close
$15,500−
Holding Costs (6 mo)
$11,485−
Contingency Reserve
$4,800=
NET PROFIT
$341Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $128,249 | −$1,750 |
| 15% | $126,897 | −$3,102 |
| 20% ← | $125,565 | −$4,434 |
| 25% | $124,251 | −$5,748 |
| 30% | $122,955 | −$7,044 |
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
0.930x
DSCR
Monthly Cash Flow
−$80/mo
Cash-on-Cash Yr 1
-3.0%
$31,940 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$171,499
Purchase (95% LTV)
$123,499
Rehab (100%)
$48,000
Loan-to-ARV
76.2%
Monthly Interest
$1,428/mo
Down Payment5% of $129,999 purchase
$6,500+
Origination Fee1 pts on $171,499 loan
$2,500+
Closing Costs5% of purchase
$6,500=
Cash to First Close
$15,500Holding Period — 2 Months
HML Interest9.99% IO · $1,428/mo × 2$2,855
Property Taxes$338/mo × 2$676
Insurance$148/mo × 2$297
Total Holding Costs$3,828
Contingency Reserve10% of rehab — held, not at first close$4,800
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$168,750−
HML Principal Payofffull IO loan balance
$171,499−
Origination Fee1 pts on $168,750
$1,688−
Closing Coststitle / appraisal / escrow
$3,375=
Cash to Bring to Close
−$7,812Deal Summary
Cash to First Close
$15,500+
Holding Costs (2 mo)
$3,828+
Contingency Reserve
$4,800−
Cash to Bring at Refi
+$7,812=
Capital Left in Deal
$31,940Equity Position — Day 1 Post-Refi
ARV
$225,000−
DSCR Loan Balance
$168,750=
Equity in Property
$56,250 (25.0%)−
Capital Left in Deal
$31,940=
Value Created
$24,310$56,250 equity on $31,940 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,751−
Property Taxes
$338−
Insurance
$148−
Maintenance (6% rent)
$105−
Management (6% rent)
$105=
OpEx Subtotal
$697=
Net Operating Income
$1,054−
DSCR P&I
$1,134/mo=
Net Cash Flow
−$80/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$168,750
Monthly P&I$1,134/mo
Net Cash Flow−$80/mo
Cash Still Required−$7,812
DSCR
0.930x✗ Fail
Lender DSCR
1.080x✓ Pass
No Cash-Out
75.0% LTV — capped short $7,812
Loan Amount$168,750
Monthly P&I$1,134/mo
Net Cash Flow−$80/mo
Cash Still Required−$7,812
DSCR
0.930x✗ Fail
Lender DSCR
1.080x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,842/mo | +$91 needed |
| 1.10x | $1,970/mo | +$219 needed |
| 1.20x | $2,099/mo | +$348 needed |
| 1.30x ← | $2,228/mo | +$477 needed |
| 1.40x | $2,357/mo | +$606 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
0.930x
DSCR
Monthly Cash Flow
−$80/mo
Cash-on-Cash Yr 1
-3.6%
$26,584 left in deal
Acquisition Event — First Close
Purchase Price
$129,999+
Rehab Budget
$48,000+
Closing Costs5% of purchase
$6,500=
Total Cash to First Close
$184,499Holding Period — 2 Months
Property Taxes$338/mo × 2$676
Insurance$148/mo × 2$297
Total Holding Costs$973
Contingency Reserve10% of rehab — held, not at first close$4,800
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$168,750−
Origination Fee1 pts on $168,750
$1,688−
Closing Coststitle / appraisal / escrow
$3,375=
Net Cash Recovered
$163,688Deal Summary
Total Cash to First Close
$184,499+
Holding Costs (2 mo)
$973+
Contingency Reserve
$4,800−
Net Cash Recovered at Refi
$163,688=
Capital Left in Deal
$26,584Equity Position — Day 1 Post-Refi
ARV
$225,000−
DSCR Loan Balance
$168,750=
Equity in Property
$56,250 (25.0%)−
Capital Left in Deal
$26,584=
Value Created
$29,666$56,250 equity on $26,584 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,751−
Property Taxes
$338−
Insurance
$148−
Maintenance (6% rent)
$105−
Management (6% rent)
$105=
OpEx Subtotal
$697=
Net Operating Income
$1,054−
DSCR P&I
$1,134/mo=
Net Cash Flow
−$80/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$168,750
Monthly P&I$1,134/mo
Net Cash Flow−$80/mo
Cash Still Required−$26,584
DSCR
0.930x✗ Fail
Lender DSCR
1.080x✓ Pass
No Cash-Out
75.0% LTV — capped short $26,584
Loan Amount$168,750
Monthly P&I$1,134/mo
Net Cash Flow−$80/mo
Cash Still Required−$26,584
DSCR
0.930x✗ Fail
Lender DSCR
1.080x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,842/mo | +$91 needed |
| 1.10x | $1,970/mo | +$219 needed |
| 1.20x | $2,099/mo | +$348 needed |
| 1.30x ← | $2,228/mo | +$477 needed |
| 1.40x | $2,357/mo | +$606 needed |