4410 Sanford Rd, Houston, TX 77035
3bd / 1ba · 1,044 sqft · built 1955 · Single Family (SFR)Analyzed Jun 3, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-205.0%
Flip ROI
Cash to First Close
$22,555
what you bring day 1
Net Profit
−$126,921
Max Bid @ 20%
$68,264
−$126,921 profit ÷ $61,927 total invested = -205.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$355,499
Purchase (95% LTV)
$180,499
Rehab (100%)
$175,000
Loan-to-ARV
110.7%
Monthly Interest
$2,960/mo
Down Payment5% of $189,999 purchase
$9,500+
Origination Fee1 pts on $355,499 loan
$3,555+
Closing Costs5% of purchase
$9,500=
Cash to First Close
$22,555Holding Period — 6 Months
HML Interest9.99% IO · $2,960/mo × 6$17,757
Property Taxes$382/mo × 6$2,290
Insurance$304/mo × 6$1,825
Total Holding Costs$21,872
Contingency Reserve10% of rehab — held, not at first close$17,500
Sale Event — Second Close
Sale Price (ARV)
$321,000−
HML Principal Payofffull IO loan balance
$355,499−
Closing Costs3.5% of sale price
$11,235−
Realtor Commission6% of sale price
$19,260=
Net Proceeds to You
−$64,994Deal Summary
Net Proceeds at Closing
−$64,994−
Cash to First Close
$22,555−
Holding Costs (6 mo)
$21,872−
Contingency Reserve
$17,500=
NET PROFIT
−$126,921Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $72,006 | −$117,993 |
| 15% | $70,122 | −$119,877 |
| 20% ← | $68,264 | −$121,735 |
| 25% | $66,433 | −$123,566 |
| 30% | $64,627 | −$125,372 |
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
0.565x
DSCR
Monthly Cash Flow
−$703/mo
Cash-on-Cash Yr 1
-5.0%
$169,317 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$355,499
Purchase (95% LTV)
$180,499
Rehab (100%)
$175,000
Loan-to-ARV
110.7%
Monthly Interest
$2,960/mo
Down Payment5% of $189,999 purchase
$9,500+
Origination Fee1 pts on $355,499 loan
$3,555+
Closing Costs5% of purchase
$9,500=
Cash to First Close
$22,555Holding Period — 2 Months
HML Interest9.99% IO · $2,960/mo × 2$5,919
Property Taxes$382/mo × 2$763
Insurance$304/mo × 2$608
Total Holding Costs$7,291
Contingency Reserve10% of rehab — held, not at first close$17,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$240,750−
HML Principal Payofffull IO loan balance
$355,499−
Origination Fee1 pts on $240,750
$2,408−
Closing Coststitle / appraisal / escrow
$4,815=
Cash to Bring to Close
−$121,972Deal Summary
Cash to First Close
$22,555+
Holding Costs (2 mo)
$7,291+
Contingency Reserve
$17,500−
Cash to Bring at Refi
+$121,972=
Capital Left in Deal
$169,317Equity Position — Day 1 Post-Refi
ARV
$321,000−
DSCR Loan Balance
$240,750=
Equity in Property
$80,250 (25.0%)−
Capital Left in Deal
$169,317=
Value Created
−$89,067$80,250 equity on $169,317 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,819−
Property Taxes
$382−
Insurance
$304−
Maintenance (6% rent)
$109−
Management (6% rent)
$109=
OpEx Subtotal
$904=
Net Operating Income
$915−
DSCR P&I
$1,618/mo=
Net Cash Flow
−$703/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$240,750
Monthly P&I$1,618/mo
Net Cash Flow−$703/mo
Cash Still Required−$121,972
DSCR
0.565x✗ Fail
Lender DSCR
0.790x✗ Fail
No Cash-Out
75.0% LTV — capped short $121,972
Loan Amount$240,750
Monthly P&I$1,618/mo
Net Cash Flow−$703/mo
Cash Still Required−$121,972
DSCR
0.565x✗ Fail
Lender DSCR
0.790x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,618/mo | +$799 needed |
| 1.10x | $2,802/mo | +$983 needed |
| 1.20x | $2,986/mo | +$1,167 needed |
| 1.30x ← | $3,169/mo | +$1,350 needed |
| 1.40x | $3,353/mo | +$1,534 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
0.565x
DSCR
Monthly Cash Flow
−$703/mo
Cash-on-Cash Yr 1
-5.3%
$159,843 left in deal
Acquisition Event — First Close
Purchase Price
$189,999+
Rehab Budget
$175,000+
Closing Costs5% of purchase
$9,500=
Total Cash to First Close
$374,499Holding Period — 2 Months
Property Taxes$382/mo × 2$763
Insurance$304/mo × 2$608
Total Holding Costs$1,372
Contingency Reserve10% of rehab — held, not at first close$17,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$240,750−
Origination Fee1 pts on $240,750
$2,408−
Closing Coststitle / appraisal / escrow
$4,815=
Net Cash Recovered
$233,528Deal Summary
Total Cash to First Close
$374,499+
Holding Costs (2 mo)
$1,372+
Contingency Reserve
$17,500−
Net Cash Recovered at Refi
$233,528=
Capital Left in Deal
$159,843Equity Position — Day 1 Post-Refi
ARV
$321,000−
DSCR Loan Balance
$240,750=
Equity in Property
$80,250 (25.0%)−
Capital Left in Deal
$159,843=
Value Created
−$79,593$80,250 equity on $159,843 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,819−
Property Taxes
$382−
Insurance
$304−
Maintenance (6% rent)
$109−
Management (6% rent)
$109=
OpEx Subtotal
$904=
Net Operating Income
$915−
DSCR P&I
$1,618/mo=
Net Cash Flow
−$703/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$240,750
Monthly P&I$1,618/mo
Net Cash Flow−$703/mo
Cash Still Required−$159,843
DSCR
0.565x✗ Fail
Lender DSCR
0.790x✗ Fail
No Cash-Out
75.0% LTV — capped short $159,843
Loan Amount$240,750
Monthly P&I$1,618/mo
Net Cash Flow−$703/mo
Cash Still Required−$159,843
DSCR
0.565x✗ Fail
Lender DSCR
0.790x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,618/mo | +$799 needed |
| 1.10x | $2,802/mo | +$983 needed |
| 1.20x | $2,986/mo | +$1,167 needed |
| 1.30x ← | $3,169/mo | +$1,350 needed |
| 1.40x | $3,353/mo | +$1,534 needed |