625 E Lobit St, Baytown, TX 77520
2bd / 1ba · 1,118 sqft · built 1935 · Single Family (SFR)Analyzed Jul 9, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-136.2%
Flip ROI
Cash to First Close
$12,000
what you bring day 1
Net Profit
−$34,772
Max Bid @ 20%
$61,328
−$34,772 profit ÷ $25,532 total invested = -136.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$137,749
Purchase (95% LTV)
$90,249
Rehab (100%)
$47,500
Loan-to-ARV
97.0%
Monthly Interest
$1,147/mo
Down Payment5% of $94,999 purchase
$4,750+
Origination Fee1 pts on $137,749 loan
$2,500+
Closing Costs5% of purchase
$4,750=
Cash to First Close
$12,000Holding Period — 6 Months
HML Interest9.99% IO · $1,147/mo × 6$6,881
Property Taxes$198/mo × 6$1,190
Insurance$119/mo × 6$712
Total Holding Costs$8,783
Contingency Reserve10% of rehab — held, not at first close$4,750
Sale Event — Second Close
Sale Price (ARV)
$142,000−
HML Principal Payofffull IO loan balance
$137,749−
Closing Costs3.5% of sale price
$4,970−
Realtor Commission6% of sale price
$8,520=
Net Proceeds to You
−$9,239Deal Summary
Net Proceeds at Closing
−$9,239−
Cash to First Close
$12,000−
Holding Costs (6 mo)
$8,783−
Contingency Reserve
$4,750=
NET PROFIT
−$34,772Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $63,009 | −$31,990 |
| 15% | $62,162 | −$32,837 |
| 20% ← | $61,328 | −$33,671 |
| 25% | $60,506 | −$34,493 |
| 30% | $59,695 | −$35,304 |
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
0.978x
DSCR
Monthly Cash Flow
−$15/mo
Cash-on-Cash Yr 1
-0.3%
$54,121 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$137,749
Purchase (95% LTV)
$90,249
Rehab (100%)
$47,500
Loan-to-ARV
97.0%
Monthly Interest
$1,147/mo
Down Payment5% of $94,999 purchase
$4,750+
Origination Fee1 pts on $137,749 loan
$2,500+
Closing Costs5% of purchase
$4,750=
Cash to First Close
$12,000Holding Period — 2 Months
HML Interest9.99% IO · $1,147/mo × 2$2,294
Property Taxes$198/mo × 2$397
Insurance$119/mo × 2$237
Total Holding Costs$2,928
Contingency Reserve10% of rehab — held, not at first close$4,750
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$106,500−
HML Principal Payofffull IO loan balance
$137,749−
Origination Fee1 pts on $106,500
$1,065−
Closing Coststitle / appraisal / escrow
$2,130=
Cash to Bring to Close
−$34,444Deal Summary
Cash to First Close
$12,000+
Holding Costs (2 mo)
$2,928+
Contingency Reserve
$4,750−
Cash to Bring at Refi
+$34,444=
Capital Left in Deal
$54,121Equity Position — Day 1 Post-Refi
ARV
$142,000−
DSCR Loan Balance
$106,500=
Equity in Property
$35,500 (25.0%)−
Capital Left in Deal
$54,121=
Value Created
−$18,621$35,500 equity on $54,121 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,156−
Property Taxes
$198−
Insurance
$119−
Maintenance (6% rent)
$69−
Management (6% rent)
$69=
OpEx Subtotal
$456=
Net Operating Income
$700−
DSCR P&I
$716/mo=
Net Cash Flow
−$15/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$15/mo
Cash Still Required−$34,444
DSCR
0.978x✗ Fail
Lender DSCR
1.119x✓ Pass
No Cash-Out
75.0% LTV — capped short $34,444
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$15/mo
Cash Still Required−$34,444
DSCR
0.978x✗ Fail
Lender DSCR
1.119x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,174/mo | +$18 needed |
| 1.10x | $1,255/mo | +$99 needed |
| 1.20x | $1,336/mo | +$180 needed |
| 1.30x ← | $1,418/mo | +$262 needed |
| 1.40x | $1,499/mo | +$343 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
0.978x
DSCR
Monthly Cash Flow
−$15/mo
Cash-on-Cash Yr 1
-0.4%
$49,328 left in deal
Acquisition Event — First Close
Purchase Price
$94,999+
Rehab Budget
$47,500+
Closing Costs5% of purchase
$4,750=
Total Cash to First Close
$147,249Holding Period — 2 Months
Property Taxes$198/mo × 2$397
Insurance$119/mo × 2$237
Total Holding Costs$634
Contingency Reserve10% of rehab — held, not at first close$4,750
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$106,500−
Origination Fee1 pts on $106,500
$1,065−
Closing Coststitle / appraisal / escrow
$2,130=
Net Cash Recovered
$103,305Deal Summary
Total Cash to First Close
$147,249+
Holding Costs (2 mo)
$634+
Contingency Reserve
$4,750−
Net Cash Recovered at Refi
$103,305=
Capital Left in Deal
$49,328Equity Position — Day 1 Post-Refi
ARV
$142,000−
DSCR Loan Balance
$106,500=
Equity in Property
$35,500 (25.0%)−
Capital Left in Deal
$49,328=
Value Created
−$13,828$35,500 equity on $49,328 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,156−
Property Taxes
$198−
Insurance
$119−
Maintenance (6% rent)
$69−
Management (6% rent)
$69=
OpEx Subtotal
$456=
Net Operating Income
$700−
DSCR P&I
$716/mo=
Net Cash Flow
−$15/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$15/mo
Cash Still Required−$49,328
DSCR
0.978x✗ Fail
Lender DSCR
1.119x✓ Pass
No Cash-Out
75.0% LTV — capped short $49,328
Loan Amount$106,500
Monthly P&I$716/mo
Net Cash Flow−$15/mo
Cash Still Required−$49,328
DSCR
0.978x✗ Fail
Lender DSCR
1.119x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,174/mo | +$18 needed |
| 1.10x | $1,255/mo | +$99 needed |
| 1.20x | $1,336/mo | +$180 needed |
| 1.30x ← | $1,418/mo | +$262 needed |
| 1.40x | $1,499/mo | +$343 needed |