47 Alderon Woods Pl, Spring, TX 77382
1,739 sqft · built 2001 · Single Family (SFR)Analyzed Jun 24, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-6.5%
Flip ROI
Cash to First Close
$23,500
what you bring day 1
Net Profit
−$2,738
Max Bid @ 20%
$200,478
−$2,738 profit ÷ $42,023 total invested = -6.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,500
Purchase (95% LTV)
$199,500
Rehab (100%)
$30,000
Loan-to-ARV
77.3%
Monthly Interest
$1,911/mo
Down Payment5% of $210,000 purchase
$10,500+
Origination Fee1 pts on $229,500 loan
$2,500+
Closing Costs5% of purchase
$10,500=
Cash to First Close
$23,500Holding Period — 6 Months
HML Interest9.99% IO · $1,911/mo × 6$11,464
Property Taxes$477/mo × 6$2,860
Insurance$200/mo × 6$1,200
Total Holding Costs$15,523
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$297,000−
HML Principal Payofffull IO loan balance
$229,500−
Closing Costs3.5% of sale price
$10,395−
Realtor Commission6% of sale price
$17,820=
Net Proceeds to You
$39,285Deal Summary
Net Proceeds at Closing
$39,285−
Cash to First Close
$23,500−
Holding Costs (6 mo)
$15,523−
Contingency Reserve
$3,000=
NET PROFIT
−$2,738Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $204,048 | −$5,952 |
| 15% | $202,250 | −$7,750 |
| 20% ← | $200,478 | −$9,522 |
| 25% | $198,730 | −$11,270 |
| 30% | $197,007 | −$12,993 |
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
0.648x
DSCR
Monthly Cash Flow
−$527/mo
Cash-on-Cash Yr 1
-14.0%
$45,107 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,500
Purchase (95% LTV)
$199,500
Rehab (100%)
$30,000
Loan-to-ARV
77.3%
Monthly Interest
$1,911/mo
Down Payment5% of $210,000 purchase
$10,500+
Origination Fee1 pts on $229,500 loan
$2,500+
Closing Costs5% of purchase
$10,500=
Cash to First Close
$23,500Holding Period — 2 Months
HML Interest9.99% IO · $1,911/mo × 2$3,821
Property Taxes$477/mo × 2$953
Insurance$200/mo × 2$400
Total Holding Costs$5,174
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$222,750−
HML Principal Payofffull IO loan balance
$229,500−
Origination Fee1 pts on $222,750
$2,228−
Closing Coststitle / appraisal / escrow
$4,455=
Cash to Bring to Close
−$13,433Deal Summary
Cash to First Close
$23,500+
Holding Costs (2 mo)
$5,174+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$13,433=
Capital Left in Deal
$45,107Equity Position — Day 1 Post-Refi
ARV
$297,000−
DSCR Loan Balance
$222,750=
Equity in Property
$74,250 (25.0%)−
Capital Left in Deal
$45,107=
Value Created
$29,143$74,250 equity on $45,107 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,871−
Property Taxes
$477−
Insurance
$200−
Maintenance (6% rent)
$112−
Management (6% rent)
$112=
OpEx Subtotal
$901=
Net Operating Income
$970−
DSCR P&I
$1,497/mo=
Net Cash Flow
−$527/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$222,750
Monthly P&I$1,497/mo
Net Cash Flow−$527/mo
Cash Still Required−$13,433
DSCR
0.648x✗ Fail
Lender DSCR
0.861x✗ Fail
No Cash-Out
75.0% LTV — capped short $13,433
Loan Amount$222,750
Monthly P&I$1,497/mo
Net Cash Flow−$527/mo
Cash Still Required−$13,433
DSCR
0.648x✗ Fail
Lender DSCR
0.861x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,470/mo | +$599 needed |
| 1.10x | $2,640/mo | +$769 needed |
| 1.20x | $2,810/mo | +$939 needed |
| 1.30x ← | $2,980/mo | +$1,109 needed |
| 1.40x | $3,150/mo | +$1,279 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
0.648x
DSCR
Monthly Cash Flow
−$527/mo
Cash-on-Cash Yr 1
-16.3%
$38,786 left in deal
Acquisition Event — First Close
Purchase Price
$210,000+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$10,500=
Total Cash to First Close
$250,500Holding Period — 2 Months
Property Taxes$477/mo × 2$953
Insurance$200/mo × 2$400
Total Holding Costs$1,353
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$222,750−
Origination Fee1 pts on $222,750
$2,228−
Closing Coststitle / appraisal / escrow
$4,455=
Net Cash Recovered
$216,068Deal Summary
Total Cash to First Close
$250,500+
Holding Costs (2 mo)
$1,353+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$216,068=
Capital Left in Deal
$38,786Equity Position — Day 1 Post-Refi
ARV
$297,000−
DSCR Loan Balance
$222,750=
Equity in Property
$74,250 (25.0%)−
Capital Left in Deal
$38,786=
Value Created
$35,464$74,250 equity on $38,786 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,871−
Property Taxes
$477−
Insurance
$200−
Maintenance (6% rent)
$112−
Management (6% rent)
$112=
OpEx Subtotal
$901=
Net Operating Income
$970−
DSCR P&I
$1,497/mo=
Net Cash Flow
−$527/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$222,750
Monthly P&I$1,497/mo
Net Cash Flow−$527/mo
Cash Still Required−$38,786
DSCR
0.648x✗ Fail
Lender DSCR
0.861x✗ Fail
No Cash-Out
75.0% LTV — capped short $38,786
Loan Amount$222,750
Monthly P&I$1,497/mo
Net Cash Flow−$527/mo
Cash Still Required−$38,786
DSCR
0.648x✗ Fail
Lender DSCR
0.861x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,470/mo | +$599 needed |
| 1.10x | $2,640/mo | +$769 needed |
| 1.20x | $2,810/mo | +$939 needed |
| 1.30x ← | $2,980/mo | +$1,109 needed |
| 1.40x | $3,150/mo | +$1,279 needed |