4718 Fairgreen Ln, Houston, TX 77048
4bd / 2ba · 1,339 sqft · built 1995 · Single Family (SFR)Analyzed Apr 20, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-148.5%
Flip ROI
Cash to First Close
$10,205
what you bring day 1
Net Profit
−$54,265
Max Bid @ 20%
$23,626
−$54,265 profit ÷ $36,551 total invested = -148.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$213,195
Purchase (95% LTV)
$73,196
Rehab (100%)
$139,999
Loan-to-ARV
98.7%
Monthly Interest
$1,775/mo
Down Payment5% of $77,048 purchase
$3,852+
Origination Fee1 pts on $213,195 loan
$2,500+
Closing Costs5% of purchase
$3,852=
Cash to First Close
$10,205Holding Period — 6 Months
HML Interest9.99% IO · $1,775/mo × 6$10,649
Property Taxes$102/mo × 6$612
Insurance$181/mo × 6$1,085
Total Holding Costs$12,346
Contingency Reserve10% of rehab — held, not at first close$14,000
Sale Event — Second Close
Sale Price (ARV)
$216,000−
HML Principal Payofffull IO loan balance
$213,195−
Closing Costs3.5% of sale price
$7,560−
Realtor Commission6% of sale price
$12,960=
Net Proceeds to You
−$17,715Deal Summary
Net Proceeds at Closing
−$17,715−
Cash to First Close
$10,205−
Holding Costs (6 mo)
$12,346−
Contingency Reserve
$14,000=
NET PROFIT
−$54,265Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $26,066 | −$50,982 |
| 15% | $24,837 | −$52,211 |
| 20% ← | $23,626 | −$53,422 |
| 25% | $22,431 | −$54,617 |
| 30% | $21,253 | −$55,795 |
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
1.016x
DSCR
Monthly Cash Flow
$17/mo
Cash-on-Cash Yr 1
0.2%
$84,375 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$213,195
Purchase (95% LTV)
$73,196
Rehab (100%)
$139,999
Loan-to-ARV
98.7%
Monthly Interest
$1,775/mo
Down Payment5% of $77,048 purchase
$3,852+
Origination Fee1 pts on $213,195 loan
$2,500+
Closing Costs5% of purchase
$3,852=
Cash to First Close
$10,205Holding Period — 2 Months
HML Interest9.99% IO · $1,775/mo × 2$3,550
Property Taxes$102/mo × 2$204
Insurance$181/mo × 2$362
Total Holding Costs$4,115
Contingency Reserve10% of rehab — held, not at first close$14,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$162,000−
HML Principal Payofffull IO loan balance
$213,195−
Origination Fee1 pts on $162,000
$1,620−
Closing Coststitle / appraisal / escrow
$3,240=
Cash to Bring to Close
−$56,055Deal Summary
Cash to First Close
$10,205+
Holding Costs (2 mo)
$4,115+
Contingency Reserve
$14,000−
Cash to Bring at Refi
+$56,055=
Capital Left in Deal
$84,375Equity Position — Day 1 Post-Refi
ARV
$216,000−
DSCR Loan Balance
$162,000=
Equity in Property
$54,000 (25.0%)−
Capital Left in Deal
$84,375=
Value Created
−$30,375$54,000 equity on $84,375 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,578−
Property Taxes
$102−
Insurance
$181−
Maintenance (6% rent)
$95−
Management (6% rent)
$95=
OpEx Subtotal
$472=
Net Operating Income
$1,106−
DSCR P&I
$1,089/mo=
Net Cash Flow
$17/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$162,000
Monthly P&I$1,089/mo
Net Cash Flow$17/mo
Cash Still Required−$56,055
DSCR
1.016x✗ Fail
Lender DSCR
1.151x✓ Pass
No Cash-Out
75.0% LTV — capped short $56,055
Loan Amount$162,000
Monthly P&I$1,089/mo
Net Cash Flow$17/mo
Cash Still Required−$56,055
DSCR
1.016x✗ Fail
Lender DSCR
1.151x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,559/mo | ✓ met |
| 1.10x | $1,682/mo | +$104 needed |
| 1.20x | $1,806/mo | +$228 needed |
| 1.30x ← | $1,930/mo | +$352 needed |
| 1.40x | $2,053/mo | +$475 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
1.016x
DSCR
Monthly Cash Flow
$17/mo
Cash-on-Cash Yr 1
0.3%
$78,325 left in deal
Acquisition Event — First Close
Purchase Price
$77,048+
Rehab Budget
$139,999+
Closing Costs5% of purchase
$3,852=
Total Cash to First Close
$220,899Holding Period — 2 Months
Property Taxes$102/mo × 2$204
Insurance$181/mo × 2$362
Total Holding Costs$566
Contingency Reserve10% of rehab — held, not at first close$14,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$162,000−
Origination Fee1 pts on $162,000
$1,620−
Closing Coststitle / appraisal / escrow
$3,240=
Net Cash Recovered
$157,140Deal Summary
Total Cash to First Close
$220,899+
Holding Costs (2 mo)
$566+
Contingency Reserve
$14,000−
Net Cash Recovered at Refi
$157,140=
Capital Left in Deal
$78,325Equity Position — Day 1 Post-Refi
ARV
$216,000−
DSCR Loan Balance
$162,000=
Equity in Property
$54,000 (25.0%)−
Capital Left in Deal
$78,325=
Value Created
−$24,325$54,000 equity on $78,325 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,578−
Property Taxes
$102−
Insurance
$181−
Maintenance (6% rent)
$95−
Management (6% rent)
$95=
OpEx Subtotal
$472=
Net Operating Income
$1,106−
DSCR P&I
$1,089/mo=
Net Cash Flow
$17/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$162,000
Monthly P&I$1,089/mo
Net Cash Flow$17/mo
Cash Still Required−$78,325
DSCR
1.016x✗ Fail
Lender DSCR
1.151x✓ Pass
No Cash-Out
75.0% LTV — capped short $78,325
Loan Amount$162,000
Monthly P&I$1,089/mo
Net Cash Flow$17/mo
Cash Still Required−$78,325
DSCR
1.016x✗ Fail
Lender DSCR
1.151x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,559/mo | ✓ met |
| 1.10x | $1,682/mo | +$104 needed |
| 1.20x | $1,806/mo | +$228 needed |
| 1.30x ← | $1,930/mo | +$352 needed |
| 1.40x | $2,053/mo | +$475 needed |