6406 Lost Pines Bnd, Houston, TX 77049
3bd / 2.5ba · 1,799 sqft · built 2015 · Single Family (SFR)Analyzed Jun 10, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
0.2%
Flip ROI
Cash to First Close
$19,995
what you bring day 1
Net Profit
$79
Max Bid @ 20%
$169,779
$79 profit ÷ $34,109 total invested = 0.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$181,203
Purchase (95% LTV)
$166,203
Rehab (100%)
$15,000
Loan-to-ARV
76.1%
Monthly Interest
$1,509/mo
Down Payment5% of $174,950 purchase
$8,748+
Origination Fee1 pts on $181,203 loan
$2,500+
Closing Costs5% of purchase
$8,748=
Cash to First Close
$19,995Holding Period — 6 Months
HML Interest9.99% IO · $1,509/mo × 6$9,051
Property Taxes$436/mo × 6$2,613
Insurance$158/mo × 6$950
Total Holding Costs$12,614
Contingency Reserve10% of rehab — held, not at first close$1,500
Sale Event — Second Close
Sale Price (ARV)
$238,000−
HML Principal Payofffull IO loan balance
$181,203−
Closing Costs3.5% of sale price
$8,330−
Realtor Commission6% of sale price
$14,280=
Net Proceeds to You
$34,188Deal Summary
Net Proceeds at Closing
$34,188−
Cash to First Close
$19,995−
Holding Costs (6 mo)
$12,614−
Contingency Reserve
$1,500=
NET PROFIT
$79Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $172,667 | −$2,283 |
| 15% | $171,213 | −$3,737 |
| 20% ← | $169,779 | −$5,171 |
| 25% | $168,365 | −$6,585 |
| 30% | $166,971 | −$7,979 |
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
0.980x
DSCR
Monthly Cash Flow
−$24/mo
Cash-on-Cash Yr 1
-0.8%
$33,757 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$181,203
Purchase (95% LTV)
$166,203
Rehab (100%)
$15,000
Loan-to-ARV
76.1%
Monthly Interest
$1,509/mo
Down Payment5% of $174,950 purchase
$8,748+
Origination Fee1 pts on $181,203 loan
$2,500+
Closing Costs5% of purchase
$8,748=
Cash to First Close
$19,995Holding Period — 2 Months
HML Interest9.99% IO · $1,509/mo × 2$3,017
Property Taxes$436/mo × 2$871
Insurance$158/mo × 2$317
Total Holding Costs$4,205
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$178,500−
HML Principal Payofffull IO loan balance
$181,203−
Origination Fee1 pts on $178,500
$1,785−
Closing Coststitle / appraisal / escrow
$3,570=
Cash to Bring to Close
−$8,058Deal Summary
Cash to First Close
$19,995+
Holding Costs (2 mo)
$4,205+
Contingency Reserve
$1,500−
Cash to Bring at Refi
+$8,058=
Capital Left in Deal
$33,757Equity Position — Day 1 Post-Refi
ARV
$238,000−
DSCR Loan Balance
$178,500=
Equity in Property
$59,500 (25.0%)−
Capital Left in Deal
$33,757=
Value Created
$25,743$59,500 equity on $33,757 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,011−
Property Taxes
$436−
Insurance
$158−
Maintenance (6% rent)
$121−
Management (6% rent)
$121=
OpEx Subtotal
$835=
Net Operating Income
$1,176−
DSCR P&I
$1,200/mo=
Net Cash Flow
−$24/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$178,500
Monthly P&I$1,200/mo
Net Cash Flow−$24/mo
Cash Still Required−$8,058
DSCR
0.980x✗ Fail
Lender DSCR
1.121x✓ Pass
No Cash-Out
75.0% LTV — capped short $8,058
Loan Amount$178,500
Monthly P&I$1,200/mo
Net Cash Flow−$24/mo
Cash Still Required−$8,058
DSCR
0.980x✗ Fail
Lender DSCR
1.121x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,038/mo | +$27 needed |
| 1.10x | $2,174/mo | +$163 needed |
| 1.20x | $2,311/mo | +$300 needed |
| 1.30x ← | $2,447/mo | +$436 needed |
| 1.40x | $2,583/mo | +$572 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
0.980x
DSCR
Monthly Cash Flow
−$24/mo
Cash-on-Cash Yr 1
-1.0%
$28,240 left in deal
Acquisition Event — First Close
Purchase Price
$174,950+
Rehab Budget
$15,000+
Closing Costs5% of purchase
$8,748=
Total Cash to First Close
$198,698Holding Period — 2 Months
Property Taxes$436/mo × 2$871
Insurance$158/mo × 2$317
Total Holding Costs$1,188
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$178,500−
Origination Fee1 pts on $178,500
$1,785−
Closing Coststitle / appraisal / escrow
$3,570=
Net Cash Recovered
$173,145Deal Summary
Total Cash to First Close
$198,698+
Holding Costs (2 mo)
$1,188+
Contingency Reserve
$1,500−
Net Cash Recovered at Refi
$173,145=
Capital Left in Deal
$28,240Equity Position — Day 1 Post-Refi
ARV
$238,000−
DSCR Loan Balance
$178,500=
Equity in Property
$59,500 (25.0%)−
Capital Left in Deal
$28,240=
Value Created
$31,260$59,500 equity on $28,240 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,011−
Property Taxes
$436−
Insurance
$158−
Maintenance (6% rent)
$121−
Management (6% rent)
$121=
OpEx Subtotal
$835=
Net Operating Income
$1,176−
DSCR P&I
$1,200/mo=
Net Cash Flow
−$24/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$178,500
Monthly P&I$1,200/mo
Net Cash Flow−$24/mo
Cash Still Required−$28,240
DSCR
0.980x✗ Fail
Lender DSCR
1.121x✓ Pass
No Cash-Out
75.0% LTV — capped short $28,240
Loan Amount$178,500
Monthly P&I$1,200/mo
Net Cash Flow−$24/mo
Cash Still Required−$28,240
DSCR
0.980x✗ Fail
Lender DSCR
1.121x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,038/mo | +$27 needed |
| 1.10x | $2,174/mo | +$163 needed |
| 1.20x | $2,311/mo | +$300 needed |
| 1.30x ← | $2,447/mo | +$436 needed |
| 1.40x | $2,583/mo | +$572 needed |