4911 E Fallen Bough Dr, Houston, TX 77041
3bd / 2.5ba · 1,676 sqft · built 1986 · Single Family (SFR)Analyzed May 21, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-2.8%
Flip ROI
Cash to First Close
$21,000
what you bring day 1
Net Profit
−$1,142
Max Bid @ 20%
$177,295
−$1,142 profit ÷ $40,128 total invested = -2.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$220,749
Purchase (95% LTV)
$175,749
Rehab (100%)
$45,000
Loan-to-ARV
76.9%
Monthly Interest
$1,838/mo
Down Payment5% of $184,999 purchase
$9,250+
Origination Fee1 pts on $220,749 loan
$2,500+
Closing Costs5% of purchase
$9,250=
Cash to First Close
$21,000Holding Period — 6 Months
HML Interest9.99% IO · $1,838/mo × 6$11,026
Property Taxes$409/mo × 6$2,452
Insurance$192/mo × 6$1,150
Total Holding Costs$14,628
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$287,000−
HML Principal Payofffull IO loan balance
$220,749−
Closing Costs3.5% of sale price
$10,045−
Realtor Commission6% of sale price
$17,220=
Net Proceeds to You
$38,986Deal Summary
Net Proceeds at Closing
$38,986−
Cash to First Close
$21,000−
Holding Costs (6 mo)
$14,628−
Contingency Reserve
$4,500=
NET PROFIT
−$1,142Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $180,715 | −$4,284 |
| 15% | $178,993 | −$6,006 |
| 20% ← | $177,295 | −$7,704 |
| 25% | $175,620 | −$9,379 |
| 30% | $173,970 | −$11,029 |
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
0.853x
DSCR
Monthly Cash Flow
−$213/mo
Cash-on-Cash Yr 1
-6.0%
$42,332 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$220,749
Purchase (95% LTV)
$175,749
Rehab (100%)
$45,000
Loan-to-ARV
76.9%
Monthly Interest
$1,838/mo
Down Payment5% of $184,999 purchase
$9,250+
Origination Fee1 pts on $220,749 loan
$2,500+
Closing Costs5% of purchase
$9,250=
Cash to First Close
$21,000Holding Period — 2 Months
HML Interest9.99% IO · $1,838/mo × 2$3,675
Property Taxes$409/mo × 2$817
Insurance$192/mo × 2$383
Total Holding Costs$4,876
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$215,250−
HML Principal Payofffull IO loan balance
$220,749−
Origination Fee1 pts on $215,250
$2,153−
Closing Coststitle / appraisal / escrow
$4,305=
Cash to Bring to Close
−$11,957Deal Summary
Cash to First Close
$21,000+
Holding Costs (2 mo)
$4,876+
Contingency Reserve
$4,500−
Cash to Bring at Refi
+$11,957=
Capital Left in Deal
$42,332Equity Position — Day 1 Post-Refi
ARV
$287,000−
DSCR Loan Balance
$215,250=
Equity in Property
$71,750 (25.0%)−
Capital Left in Deal
$42,332=
Value Created
$29,418$71,750 equity on $42,332 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,084−
Property Taxes
$409−
Insurance
$192−
Maintenance (6% rent)
$125−
Management (6% rent)
$125=
OpEx Subtotal
$850=
Net Operating Income
$1,234−
DSCR P&I
$1,447/mo=
Net Cash Flow
−$213/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$215,250
Monthly P&I$1,447/mo
Net Cash Flow−$213/mo
Cash Still Required−$11,957
DSCR
0.853x✗ Fail
Lender DSCR
1.018x✓ Pass
No Cash-Out
75.0% LTV — capped short $11,957
Loan Amount$215,250
Monthly P&I$1,447/mo
Net Cash Flow−$213/mo
Cash Still Required−$11,957
DSCR
0.853x✗ Fail
Lender DSCR
1.018x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,326/mo | +$242 needed |
| 1.10x | $2,490/mo | +$406 needed |
| 1.20x | $2,655/mo | +$571 needed |
| 1.30x ← | $2,819/mo | +$735 needed |
| 1.40x | $2,983/mo | +$899 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
0.853x
DSCR
Monthly Cash Flow
−$213/mo
Cash-on-Cash Yr 1
-7.1%
$36,157 left in deal
Acquisition Event — First Close
Purchase Price
$184,999+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$9,250=
Total Cash to First Close
$239,249Holding Period — 2 Months
Property Taxes$409/mo × 2$817
Insurance$192/mo × 2$383
Total Holding Costs$1,200
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$215,250−
Origination Fee1 pts on $215,250
$2,153−
Closing Coststitle / appraisal / escrow
$4,305=
Net Cash Recovered
$208,793Deal Summary
Total Cash to First Close
$239,249+
Holding Costs (2 mo)
$1,200+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$208,793=
Capital Left in Deal
$36,157Equity Position — Day 1 Post-Refi
ARV
$287,000−
DSCR Loan Balance
$215,250=
Equity in Property
$71,750 (25.0%)−
Capital Left in Deal
$36,157=
Value Created
$35,593$71,750 equity on $36,157 deployed = 2.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,084−
Property Taxes
$409−
Insurance
$192−
Maintenance (6% rent)
$125−
Management (6% rent)
$125=
OpEx Subtotal
$850=
Net Operating Income
$1,234−
DSCR P&I
$1,447/mo=
Net Cash Flow
−$213/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$215,250
Monthly P&I$1,447/mo
Net Cash Flow−$213/mo
Cash Still Required−$36,157
DSCR
0.853x✗ Fail
Lender DSCR
1.018x✓ Pass
No Cash-Out
75.0% LTV — capped short $36,157
Loan Amount$215,250
Monthly P&I$1,447/mo
Net Cash Flow−$213/mo
Cash Still Required−$36,157
DSCR
0.853x✗ Fail
Lender DSCR
1.018x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,326/mo | +$242 needed |
| 1.10x | $2,490/mo | +$406 needed |
| 1.20x | $2,655/mo | +$571 needed |
| 1.30x ← | $2,819/mo | +$735 needed |
| 1.40x | $2,983/mo | +$899 needed |