5622 Willow Walk St, Houston, TX 77069
5bd / 4.5ba · 4,682 sqft · built 1977 · Single Family (SFR)Analyzed Jul 8, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-164.8%
Flip ROI
Cash to First Close
$43,457
what you bring day 1
Net Profit
−$139,941
Max Bid @ 20%
$247,867
−$139,941 profit ÷ $84,927 total invested = -164.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$495,749
Purchase (95% LTV)
$365,749
Rehab (100%)
$130,000
Loan-to-ARV
101.8%
Monthly Interest
$4,127/mo
Down Payment5% of $384,999 purchase
$19,250+
Origination Fee1 pts on $495,749 loan
$4,957+
Closing Costs5% of purchase
$19,250=
Cash to First Close
$43,457Holding Period — 6 Months
HML Interest9.99% IO · $4,127/mo × 6$24,763
Property Taxes$189/mo × 6$1,132
Insurance$429/mo × 6$2,575
Total Holding Costs$28,470
Contingency Reserve10% of rehab — held, not at first close$13,000
Sale Event — Second Close
Sale Price (ARV)
$487,000−
HML Principal Payofffull IO loan balance
$495,749−
Closing Costs3.5% of sale price
$17,045−
Realtor Commission6% of sale price
$29,220=
Net Proceeds to You
−$55,014Deal Summary
Net Proceeds at Closing
−$55,014−
Cash to First Close
$43,457−
Holding Costs (6 mo)
$28,470−
Contingency Reserve
$13,000=
NET PROFIT
−$139,941Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $253,426 | −$131,573 |
| 15% | $250,626 | −$134,373 |
| 20% ← | $247,867 | −$137,132 |
| 25% | $245,145 | −$139,854 |
| 30% | $242,462 | −$142,537 |
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
1.106x
DSCR
Monthly Cash Flow
$259/mo
Cash-on-Cash Yr 1
1.5%
$207,404 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$495,749
Purchase (95% LTV)
$365,749
Rehab (100%)
$130,000
Loan-to-ARV
101.8%
Monthly Interest
$4,127/mo
Down Payment5% of $384,999 purchase
$19,250+
Origination Fee1 pts on $495,749 loan
$4,957+
Closing Costs5% of purchase
$19,250=
Cash to First Close
$43,457Holding Period — 2 Months
HML Interest9.99% IO · $4,127/mo × 2$8,254
Property Taxes$189/mo × 2$377
Insurance$429/mo × 2$858
Total Holding Costs$9,490
Contingency Reserve10% of rehab — held, not at first close$13,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$365,250−
HML Principal Payofffull IO loan balance
$495,749−
Origination Fee1 pts on $365,250
$3,653−
Closing Coststitle / appraisal / escrow
$7,305=
Cash to Bring to Close
−$141,457Deal Summary
Cash to First Close
$43,457+
Holding Costs (2 mo)
$9,490+
Contingency Reserve
$13,000−
Cash to Bring at Refi
+$141,457=
Capital Left in Deal
$207,404Equity Position — Day 1 Post-Refi
ARV
$487,000−
DSCR Loan Balance
$365,250=
Equity in Property
$121,750 (25.0%)−
Capital Left in Deal
$207,404=
Value Created
−$85,654$121,750 equity on $207,404 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,786−
Property Taxes
$189−
Insurance
$429−
Maintenance (6% rent)
$227−
Management (6% rent)
$227=
OpEx Subtotal
$1,072=
Net Operating Income
$2,714−
DSCR P&I
$2,455/mo=
Net Cash Flow
$259/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$365,250
Monthly P&I$2,455/mo
Net Cash Flow$259/mo
Cash Still Required−$141,457
DSCR
1.106x✗ Fail
Lender DSCR
1.232x✓ Pass
No Cash-Out
75.0% LTV — capped short $141,457
Loan Amount$365,250
Monthly P&I$2,455/mo
Net Cash Flow$259/mo
Cash Still Required−$141,457
DSCR
1.106x✗ Fail
Lender DSCR
1.232x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,491/mo | ✓ met |
| 1.10x | $3,770/mo | ✓ met |
| 1.20x | $4,049/mo | +$263 needed |
| 1.30x ← | $4,328/mo | +$542 needed |
| 1.40x | $4,607/mo | +$821 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
1.106x
DSCR
Monthly Cash Flow
$259/mo
Cash-on-Cash Yr 1
1.6%
$194,192 left in deal
Acquisition Event — First Close
Purchase Price
$384,999+
Rehab Budget
$130,000+
Closing Costs5% of purchase
$19,250=
Total Cash to First Close
$534,249Holding Period — 2 Months
Property Taxes$189/mo × 2$377
Insurance$429/mo × 2$858
Total Holding Costs$1,236
Contingency Reserve10% of rehab — held, not at first close$13,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$365,250−
Origination Fee1 pts on $365,250
$3,653−
Closing Coststitle / appraisal / escrow
$7,305=
Net Cash Recovered
$354,293Deal Summary
Total Cash to First Close
$534,249+
Holding Costs (2 mo)
$1,236+
Contingency Reserve
$13,000−
Net Cash Recovered at Refi
$354,293=
Capital Left in Deal
$194,192Equity Position — Day 1 Post-Refi
ARV
$487,000−
DSCR Loan Balance
$365,250=
Equity in Property
$121,750 (25.0%)−
Capital Left in Deal
$194,192=
Value Created
−$72,442$121,750 equity on $194,192 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,786−
Property Taxes
$189−
Insurance
$429−
Maintenance (6% rent)
$227−
Management (6% rent)
$227=
OpEx Subtotal
$1,072=
Net Operating Income
$2,714−
DSCR P&I
$2,455/mo=
Net Cash Flow
$259/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$365,250
Monthly P&I$2,455/mo
Net Cash Flow$259/mo
Cash Still Required−$194,192
DSCR
1.106x✗ Fail
Lender DSCR
1.232x✓ Pass
No Cash-Out
75.0% LTV — capped short $194,192
Loan Amount$365,250
Monthly P&I$2,455/mo
Net Cash Flow$259/mo
Cash Still Required−$194,192
DSCR
1.106x✗ Fail
Lender DSCR
1.232x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,491/mo | ✓ met |
| 1.10x | $3,770/mo | ✓ met |
| 1.20x | $4,049/mo | +$263 needed |
| 1.30x ← | $4,328/mo | +$542 needed |
| 1.40x | $4,607/mo | +$821 needed |