6811 Wide Creek Dr, Katy, TX 77449
3bd / 2.5ba · 2,035 sqft · built 2005 · Single Family (SFR)Analyzed May 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
3.3%
Flip ROI
Cash to First Close
$23,200
what you bring day 1
Net Profit
$1,282
Max Bid @ 20%
$201,638
$1,282 profit ÷ $39,088 total invested = 3.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$216,650
Purchase (95% LTV)
$196,650
Rehab (100%)
$20,000
Loan-to-ARV
76.3%
Monthly Interest
$1,804/mo
Down Payment5% of $207,000 purchase
$10,350+
Origination Fee1 pts on $216,650 loan
$2,500+
Closing Costs5% of purchase
$10,350=
Cash to First Close
$23,200Holding Period — 6 Months
HML Interest9.99% IO · $1,804/mo × 6$10,822
Property Taxes$322/mo × 6$1,932
Insurance$189/mo × 6$1,135
Total Holding Costs$13,888
Contingency Reserve10% of rehab — held, not at first close$2,000
Sale Event — Second Close
Sale Price (ARV)
$284,000−
HML Principal Payofffull IO loan balance
$216,650−
Closing Costs3.5% of sale price
$9,940−
Realtor Commission6% of sale price
$17,040=
Net Proceeds to You
$40,370Deal Summary
Net Proceeds at Closing
$40,370−
Cash to First Close
$23,200−
Holding Costs (6 mo)
$13,888−
Contingency Reserve
$2,000=
NET PROFIT
$1,282Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $204,997 | −$2,003 |
| 15% | $203,305 | −$3,695 |
| 20% ← | $201,638 | −$5,362 |
| 25% | $199,995 | −$7,005 |
| 30% | $198,374 | −$8,626 |
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
0.828x
DSCR
Monthly Cash Flow
−$246/mo
Cash-on-Cash Yr 1
-7.4%
$39,869 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$216,650
Purchase (95% LTV)
$196,650
Rehab (100%)
$20,000
Loan-to-ARV
76.3%
Monthly Interest
$1,804/mo
Down Payment5% of $207,000 purchase
$10,350+
Origination Fee1 pts on $216,650 loan
$2,500+
Closing Costs5% of purchase
$10,350=
Cash to First Close
$23,200Holding Period — 2 Months
HML Interest9.99% IO · $1,804/mo × 2$3,607
Property Taxes$322/mo × 2$644
Insurance$189/mo × 2$378
Total Holding Costs$4,629
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$213,000−
HML Principal Payofffull IO loan balance
$216,650−
Origination Fee1 pts on $213,000
$2,130−
Closing Coststitle / appraisal / escrow
$4,260=
Cash to Bring to Close
−$10,040Deal Summary
Cash to First Close
$23,200+
Holding Costs (2 mo)
$4,629+
Contingency Reserve
$2,000−
Cash to Bring at Refi
+$10,040=
Capital Left in Deal
$39,869Equity Position — Day 1 Post-Refi
ARV
$284,000−
DSCR Loan Balance
$213,000=
Equity in Property
$71,000 (25.0%)−
Capital Left in Deal
$39,869=
Value Created
$31,131$71,000 equity on $39,869 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,928−
Property Taxes
$322−
Insurance
$189−
Maintenance (6% rent)
$116−
Management (6% rent)
$116=
OpEx Subtotal
$742=
Net Operating Income
$1,186−
DSCR P&I
$1,431/mo=
Net Cash Flow
−$246/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$213,000
Monthly P&I$1,431/mo
Net Cash Flow−$246/mo
Cash Still Required−$10,040
DSCR
0.828x✗ Fail
Lender DSCR
0.993x✗ Fail
No Cash-Out
75.0% LTV — capped short $10,040
Loan Amount$213,000
Monthly P&I$1,431/mo
Net Cash Flow−$246/mo
Cash Still Required−$10,040
DSCR
0.828x✗ Fail
Lender DSCR
0.993x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,207/mo | +$279 needed |
| 1.10x | $2,370/mo | +$442 needed |
| 1.20x | $2,533/mo | +$605 needed |
| 1.30x ← | $2,695/mo | +$767 needed |
| 1.40x | $2,858/mo | +$930 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
0.828x
DSCR
Monthly Cash Flow
−$246/mo
Cash-on-Cash Yr 1
-8.7%
$33,762 left in deal
Acquisition Event — First Close
Purchase Price
$207,000+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$10,350=
Total Cash to First Close
$237,350Holding Period — 2 Months
Property Taxes$322/mo × 2$644
Insurance$189/mo × 2$378
Total Holding Costs$1,022
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$213,000−
Origination Fee1 pts on $213,000
$2,130−
Closing Coststitle / appraisal / escrow
$4,260=
Net Cash Recovered
$206,610Deal Summary
Total Cash to First Close
$237,350+
Holding Costs (2 mo)
$1,022+
Contingency Reserve
$2,000−
Net Cash Recovered at Refi
$206,610=
Capital Left in Deal
$33,762Equity Position — Day 1 Post-Refi
ARV
$284,000−
DSCR Loan Balance
$213,000=
Equity in Property
$71,000 (25.0%)−
Capital Left in Deal
$33,762=
Value Created
$37,238$71,000 equity on $33,762 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,928−
Property Taxes
$322−
Insurance
$189−
Maintenance (6% rent)
$116−
Management (6% rent)
$116=
OpEx Subtotal
$742=
Net Operating Income
$1,186−
DSCR P&I
$1,431/mo=
Net Cash Flow
−$246/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$213,000
Monthly P&I$1,431/mo
Net Cash Flow−$246/mo
Cash Still Required−$33,762
DSCR
0.828x✗ Fail
Lender DSCR
0.993x✗ Fail
No Cash-Out
75.0% LTV — capped short $33,762
Loan Amount$213,000
Monthly P&I$1,431/mo
Net Cash Flow−$246/mo
Cash Still Required−$33,762
DSCR
0.828x✗ Fail
Lender DSCR
0.993x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,207/mo | +$279 needed |
| 1.10x | $2,370/mo | +$442 needed |
| 1.20x | $2,533/mo | +$605 needed |
| 1.30x ← | $2,695/mo | +$767 needed |
| 1.40x | $2,858/mo | +$930 needed |