6722 Dewcrest Dr, Katy, TX 77449
3bd / 2ba · 1,379 sqft · built 1984 · Single Family (SFR)Analyzed Jun 24, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-100.2%
Flip ROI
Cash to First Close
$18,400
what you bring day 1
Net Profit
−$32,314
Max Bid @ 20%
$125,846
−$32,314 profit ÷ $32,264 total invested = -100.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$181,050
Purchase (95% LTV)
$151,050
Rehab (100%)
$30,000
Loan-to-ARV
90.5%
Monthly Interest
$1,507/mo
Down Payment5% of $159,000 purchase
$7,950+
Origination Fee1 pts on $181,050 loan
$2,500+
Closing Costs5% of purchase
$7,950=
Cash to First Close
$18,400Holding Period — 6 Months
HML Interest9.99% IO · $1,507/mo × 6$9,043
Property Taxes$146/mo × 6$876
Insurance$158/mo × 6$945
Total Holding Costs$10,864
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$200,000−
HML Principal Payofffull IO loan balance
$181,050−
Closing Costs3.5% of sale price
$7,000−
Realtor Commission6% of sale price
$12,000=
Net Proceeds to You
−$50Deal Summary
Net Proceeds at Closing
−$50−
Cash to First Close
$18,400−
Holding Costs (6 mo)
$10,864−
Contingency Reserve
$3,000=
NET PROFIT
−$32,314Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $128,169 | −$30,831 |
| 15% | $126,999 | −$32,001 |
| 20% ← | $125,846 | −$33,154 |
| 25% | $124,709 | −$34,291 |
| 30% | $123,588 | −$35,412 |
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
1.164x
DSCR
Monthly Cash Flow
$165/mo
Cash-on-Cash Yr 1
3.3%
$60,571 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$181,050
Purchase (95% LTV)
$151,050
Rehab (100%)
$30,000
Loan-to-ARV
90.5%
Monthly Interest
$1,507/mo
Down Payment5% of $159,000 purchase
$7,950+
Origination Fee1 pts on $181,050 loan
$2,500+
Closing Costs5% of purchase
$7,950=
Cash to First Close
$18,400Holding Period — 2 Months
HML Interest9.99% IO · $1,507/mo × 2$3,014
Property Taxes$146/mo × 2$292
Insurance$158/mo × 2$315
Total Holding Costs$3,621
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$150,000−
HML Principal Payofffull IO loan balance
$181,050−
Origination Fee1 pts on $150,000
$1,500−
Closing Coststitle / appraisal / escrow
$3,000=
Cash to Bring to Close
−$35,550Deal Summary
Cash to First Close
$18,400+
Holding Costs (2 mo)
$3,621+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$35,550=
Capital Left in Deal
$60,571Equity Position — Day 1 Post-Refi
ARV
$200,000−
DSCR Loan Balance
$150,000=
Equity in Property
$50,000 (25.0%)−
Capital Left in Deal
$60,571=
Value Created
−$10,571$50,000 equity on $60,571 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,678−
Property Taxes
$146−
Insurance
$158−
Maintenance (6% rent)
$101−
Management (6% rent)
$101=
OpEx Subtotal
$505=
Net Operating Income
$1,173−
DSCR P&I
$1,008/mo=
Net Cash Flow
$165/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$165/mo
Cash Still Required−$35,550
DSCR
1.164x✗ Fail
Lender DSCR
1.279x✓ Pass
No Cash-Out
75.0% LTV — capped short $35,550
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$165/mo
Cash Still Required−$35,550
DSCR
1.164x✗ Fail
Lender DSCR
1.279x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,490/mo | ✓ met |
| 1.10x | $1,605/mo | ✓ met |
| 1.20x | $1,719/mo | +$41 needed |
| 1.30x ← | $1,834/mo | +$156 needed |
| 1.40x | $1,949/mo | +$271 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
1.164x
DSCR
Monthly Cash Flow
$165/mo
Cash-on-Cash Yr 1
3.6%
$55,057 left in deal
Acquisition Event — First Close
Purchase Price
$159,000+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$7,950=
Total Cash to First Close
$196,950Holding Period — 2 Months
Property Taxes$146/mo × 2$292
Insurance$158/mo × 2$315
Total Holding Costs$607
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$150,000−
Origination Fee1 pts on $150,000
$1,500−
Closing Coststitle / appraisal / escrow
$3,000=
Net Cash Recovered
$145,500Deal Summary
Total Cash to First Close
$196,950+
Holding Costs (2 mo)
$607+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$145,500=
Capital Left in Deal
$55,057Equity Position — Day 1 Post-Refi
ARV
$200,000−
DSCR Loan Balance
$150,000=
Equity in Property
$50,000 (25.0%)−
Capital Left in Deal
$55,057=
Value Created
−$5,057$50,000 equity on $55,057 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,678−
Property Taxes
$146−
Insurance
$158−
Maintenance (6% rent)
$101−
Management (6% rent)
$101=
OpEx Subtotal
$505=
Net Operating Income
$1,173−
DSCR P&I
$1,008/mo=
Net Cash Flow
$165/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$165/mo
Cash Still Required−$55,057
DSCR
1.164x✗ Fail
Lender DSCR
1.279x✓ Pass
No Cash-Out
75.0% LTV — capped short $55,057
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$165/mo
Cash Still Required−$55,057
DSCR
1.164x✗ Fail
Lender DSCR
1.279x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,490/mo | ✓ met |
| 1.10x | $1,605/mo | ✓ met |
| 1.20x | $1,719/mo | +$41 needed |
| 1.30x ← | $1,834/mo | +$156 needed |
| 1.40x | $1,949/mo | +$271 needed |