5801 Phillips
Analyzed Apr 29, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
179.1%
Flip ROI
Cash to First Close
$22,500
what you bring day 1
Net Profit
$64,490
Max Bid @ 20%
$250,689
$64,490 profit ÷ $36,016 total invested = 179.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$189,999
Purchase (95% LTV)
$189,999
Loan-to-ARV
59.2%
Monthly Interest
$1,582/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee1 pts on $189,999 loan
$2,500+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$22,500Holding Period — 6 Months
HML Interest9.99% IO · $1,582/mo × 6$9,490
Property Taxes$504/mo × 6$3,026
Insurance$167/mo × 6$1,000
Total Holding Costs$13,516
Sale Event — Second Close
Sale Price (ARV)
$321,000−
HML Principal Payofffull IO loan balance
$189,999−
Closing Costs3.5% of sale price
$11,235−
Realtor Commission6% of sale price
$19,260=
Net Proceeds to You
$100,506Deal Summary
Net Proceeds at Closing
$100,506−
Cash to First Close
$22,500−
Holding Costs (6 mo)
$13,516=
NET PROFIT
$64,490Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $254,556 | ✓ ok |
| 15% | $252,609 | ✓ ok |
| 20% ← | $250,689 | ✓ ok |
| 25% | $248,796 | ✓ ok |
| 30% | $246,930 | ✓ ok |
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
0.845x
DSCR
Monthly Cash Flow
−$251/mo
Cash-on-Cash Yr 1
N/A
−$16,523 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$189,999
Purchase (95% LTV)
$189,999
Loan-to-ARV
59.2%
Monthly Interest
$1,582/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee1 pts on $189,999 loan
$2,500+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$22,500Holding Period — 2 Months
HML Interest9.99% IO · $1,582/mo × 2$3,163
Property Taxes$504/mo × 2$1,009
Insurance$167/mo × 2$333
Total Holding Costs$4,505
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$240,750−
HML Principal Payofffull IO loan balance
$189,999−
Origination Fee1 pts on $240,750
$2,408−
Closing Coststitle / appraisal / escrow
$4,815=
Cash Back to You
+$43,528Deal Summary
Cash to First Close
$22,500+
Holding Costs (2 mo)
$4,505−
Cash Back at Refi
−$43,528=
Capital Left in Deal
−$16,523Equity Position — Day 1 Post-Refi
ARV
$321,000−
DSCR Loan Balance
$240,750=
Equity in Property
$80,250 (25.0%)−
Capital Left in Deal
−$16,523=
Value Created
$96,773Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,316−
Property Taxes
$504−
Insurance
$167−
Maintenance (6% rent)
$139−
Management (6% rent)
$139=
OpEx Subtotal
$949=
Net Operating Income
$1,367−
DSCR P&I
$1,618/mo=
Net Cash Flow
−$251/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−$251/mo
Cash Back at Refi+$43,528
DSCR
0.845x✗ Fail
Lender DSCR
1.012x✓ Pass
No Cash-Out
61.0% LTV — breakeven refi
Loan Amount$195,875
Monthly P&I$1,316/mo
Net Cash Flow$51/mo
Cash Back at Refi+$0
DSCR
1.039x✗ Fail
Lender DSCR
1.165x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,601/mo | +$285 needed |
| 1.10x | $2,785/mo | +$469 needed |
| 1.20x | $2,969/mo | +$653 needed |
| 1.30x ← | $3,153/mo | +$837 needed |
| 1.40x | $3,336/mo | +$1,020 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
0.845x
DSCR
Monthly Cash Flow
−$251/mo
Cash-on-Cash Yr 1
N/A
−$22,187 left in deal
Acquisition Event — First Close
Purchase Price
$199,999+
Closing Costs5% of purchase
$10,000=
Total Cash to First Close
$209,999Holding Period — 2 Months
Property Taxes$504/mo × 2$1,009
Insurance$167/mo × 2$333
Total Holding Costs$1,342
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
$209,999+
Holding Costs (2 mo)
$1,342−
Net Cash Recovered at Refi
$233,528=
Capital Left in Deal
−$22,187Equity Position — Day 1 Post-Refi
ARV
$321,000−
DSCR Loan Balance
$240,750=
Equity in Property
$80,250 (25.0%)−
Capital Left in Deal
−$22,187=
Value Created
$102,437Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,316−
Property Taxes
$504−
Insurance
$167−
Maintenance (6% rent)
$139−
Management (6% rent)
$139=
OpEx Subtotal
$949=
Net Operating Income
$1,367−
DSCR P&I
$1,618/mo=
Net Cash Flow
−$251/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−$251/mo
Cash Back at Refi+$22,187
DSCR
0.845x✗ Fail
Lender DSCR
1.012x✓ Pass
No Cash-Out
67.9% LTV — breakeven refi
Loan Amount$217,877
Monthly P&I$1,464/mo
Net Cash Flow−$97/mo
Cash Back at Refi+$0
DSCR
0.934x✗ Fail
Lender DSCR
1.085x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,601/mo | +$285 needed |
| 1.10x | $2,785/mo | +$469 needed |
| 1.20x | $2,969/mo | +$653 needed |
| 1.30x ← | $3,153/mo | +$837 needed |
| 1.40x | $3,336/mo | +$1,020 needed |