707 Cranfield Ct, Katy, TX 77450
4bd / 2.5ba · 2,581 sqft · built 1979 · Single Family (SFR)Analyzed Jun 2, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-84.8%
Flip ROI
Cash to First Close
$33,850
what you bring day 1
Net Profit
−$58,629
Max Bid @ 20%
$236,686
−$58,629 profit ÷ $69,115 total invested = -84.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$384,999
Purchase (95% LTV)
$284,999
Rehab (100%)
$100,000
Loan-to-ARV
88.1%
Monthly Interest
$3,205/mo
Down Payment5% of $299,999 purchase
$15,000+
Origination Fee1 pts on $384,999 loan
$3,850+
Closing Costs5% of purchase
$15,000=
Cash to First Close
$33,850Holding Period — 6 Months
HML Interest9.99% IO · $3,205/mo × 6$19,231
Property Taxes$672/mo × 6$4,035
Insurance$333/mo × 6$2,000
Total Holding Costs$25,265
Contingency Reserve10% of rehab — held, not at first close$10,000
Sale Event — Second Close
Sale Price (ARV)
$437,000−
HML Principal Payofffull IO loan balance
$384,999−
Closing Costs3.5% of sale price
$15,295−
Realtor Commission6% of sale price
$26,220=
Net Proceeds to You
$10,486Deal Summary
Net Proceeds at Closing
$10,486−
Cash to First Close
$33,850−
Holding Costs (6 mo)
$25,265−
Contingency Reserve
$10,000=
NET PROFIT
−$58,629Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $241,903 | −$58,096 |
| 15% | $239,276 | −$60,723 |
| 20% ← | $236,686 | −$63,313 |
| 25% | $234,132 | −$65,867 |
| 30% | $231,614 | −$68,385 |
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
0.680x
DSCR
Monthly Cash Flow
−$706/mo
Cash-on-Cash Yr 1
-7.1%
$119,353 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$384,999
Purchase (95% LTV)
$284,999
Rehab (100%)
$100,000
Loan-to-ARV
88.1%
Monthly Interest
$3,205/mo
Down Payment5% of $299,999 purchase
$15,000+
Origination Fee1 pts on $384,999 loan
$3,850+
Closing Costs5% of purchase
$15,000=
Cash to First Close
$33,850Holding Period — 2 Months
HML Interest9.99% IO · $3,205/mo × 2$6,410
Property Taxes$672/mo × 2$1,345
Insurance$333/mo × 2$667
Total Holding Costs$8,422
Contingency Reserve10% of rehab — held, not at first close$10,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$327,750−
HML Principal Payofffull IO loan balance
$384,999−
Origination Fee1 pts on $327,750
$3,278−
Closing Coststitle / appraisal / escrow
$6,555=
Cash to Bring to Close
−$67,082Deal Summary
Cash to First Close
$33,850+
Holding Costs (2 mo)
$8,422+
Contingency Reserve
$10,000−
Cash to Bring at Refi
+$67,082=
Capital Left in Deal
$119,353Equity Position — Day 1 Post-Refi
ARV
$437,000−
DSCR Loan Balance
$327,750=
Equity in Property
$109,250 (25.0%)−
Capital Left in Deal
$119,353=
Value Created
−$10,103$109,250 equity on $119,353 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,844−
Property Taxes
$672−
Insurance
$333−
Maintenance (6% rent)
$171−
Management (6% rent)
$171=
OpEx Subtotal
$1,347=
Net Operating Income
$1,497−
DSCR P&I
$2,203/mo=
Net Cash Flow
−$706/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$327,750
Monthly P&I$2,203/mo
Net Cash Flow−$706/mo
Cash Still Required−$67,082
DSCR
0.680x✗ Fail
Lender DSCR
0.886x✗ Fail
No Cash-Out
75.0% LTV — capped short $67,082
Loan Amount$327,750
Monthly P&I$2,203/mo
Net Cash Flow−$706/mo
Cash Still Required−$67,082
DSCR
0.680x✗ Fail
Lender DSCR
0.886x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,646/mo | +$802 needed |
| 1.10x | $3,896/mo | +$1,052 needed |
| 1.20x | $4,146/mo | +$1,302 needed |
| 1.30x ← | $4,397/mo | +$1,553 needed |
| 1.40x | $4,647/mo | +$1,803 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
0.680x
DSCR
Monthly Cash Flow
−$706/mo
Cash-on-Cash Yr 1
-7.8%
$109,093 left in deal
Acquisition Event — First Close
Purchase Price
$299,999+
Rehab Budget
$100,000+
Closing Costs5% of purchase
$15,000=
Total Cash to First Close
$414,999Holding Period — 2 Months
Property Taxes$672/mo × 2$1,345
Insurance$333/mo × 2$667
Total Holding Costs$2,011
Contingency Reserve10% of rehab — held, not at first close$10,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$327,750−
Origination Fee1 pts on $327,750
$3,278−
Closing Coststitle / appraisal / escrow
$6,555=
Net Cash Recovered
$317,918Deal Summary
Total Cash to First Close
$414,999+
Holding Costs (2 mo)
$2,011+
Contingency Reserve
$10,000−
Net Cash Recovered at Refi
$317,918=
Capital Left in Deal
$109,093Equity Position — Day 1 Post-Refi
ARV
$437,000−
DSCR Loan Balance
$327,750=
Equity in Property
$109,250 (25.0%)−
Capital Left in Deal
$109,093=
Value Created
$157$109,250 equity on $109,093 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,844−
Property Taxes
$672−
Insurance
$333−
Maintenance (6% rent)
$171−
Management (6% rent)
$171=
OpEx Subtotal
$1,347=
Net Operating Income
$1,497−
DSCR P&I
$2,203/mo=
Net Cash Flow
−$706/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$327,750
Monthly P&I$2,203/mo
Net Cash Flow−$706/mo
Cash Still Required−$109,093
DSCR
0.680x✗ Fail
Lender DSCR
0.886x✗ Fail
No Cash-Out
75.0% LTV — capped short $109,093
Loan Amount$327,750
Monthly P&I$2,203/mo
Net Cash Flow−$706/mo
Cash Still Required−$109,093
DSCR
0.680x✗ Fail
Lender DSCR
0.886x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,646/mo | +$802 needed |
| 1.10x | $3,896/mo | +$1,052 needed |
| 1.20x | $4,146/mo | +$1,302 needed |
| 1.30x ← | $4,397/mo | +$1,553 needed |
| 1.40x | $4,647/mo | +$1,803 needed |