7502 Woodsman Trl, Houston, TX 77040
3bd / 1.5ba · 1,022 sqft · built 1976 · Single Family (SFR)Analyzed Jun 16, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-50.3%
Flip ROI
Cash to First Close
$14,500
what you bring day 1
Net Profit
−$15,348
Max Bid @ 20%
$102,152
−$15,348 profit ÷ $30,539 total invested = -50.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$163,999
Purchase (95% LTV)
$113,999
Rehab (100%)
$50,000
Loan-to-ARV
82.8%
Monthly Interest
$1,365/mo
Down Payment5% of $119,999 purchase
$6,000+
Origination Fee1 pts on $163,999 loan
$2,500+
Closing Costs5% of purchase
$6,000=
Cash to First Close
$14,500Holding Period — 6 Months
HML Interest9.99% IO · $1,365/mo × 6$8,192
Property Taxes$333/mo × 6$1,997
Insurance$142/mo × 6$850
Total Holding Costs$11,039
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$198,000−
HML Principal Payofffull IO loan balance
$163,999−
Closing Costs3.5% of sale price
$6,930−
Realtor Commission6% of sale price
$11,880=
Net Proceeds to You
$15,191Deal Summary
Net Proceeds at Closing
$15,191−
Cash to First Close
$14,500−
Holding Costs (6 mo)
$11,039−
Contingency Reserve
$5,000=
NET PROFIT
−$15,348Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $104,526 | −$15,473 |
| 15% | $103,331 | −$16,668 |
| 20% ← | $102,152 | −$17,847 |
| 25% | $100,989 | −$19,010 |
| 30% | $99,843 | −$20,156 |
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
0.994x
DSCR
Monthly Cash Flow
−$6/mo
Cash-on-Cash Yr 1
-0.2%
$43,134 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$163,999
Purchase (95% LTV)
$113,999
Rehab (100%)
$50,000
Loan-to-ARV
82.8%
Monthly Interest
$1,365/mo
Down Payment5% of $119,999 purchase
$6,000+
Origination Fee1 pts on $163,999 loan
$2,500+
Closing Costs5% of purchase
$6,000=
Cash to First Close
$14,500Holding Period — 2 Months
HML Interest9.99% IO · $1,365/mo × 2$2,731
Property Taxes$333/mo × 2$666
Insurance$142/mo × 2$283
Total Holding Costs$3,680
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$148,500−
HML Principal Payofffull IO loan balance
$163,999−
Origination Fee1 pts on $148,500
$1,485−
Closing Coststitle / appraisal / escrow
$2,970=
Cash to Bring to Close
−$19,954Deal Summary
Cash to First Close
$14,500+
Holding Costs (2 mo)
$3,680+
Contingency Reserve
$5,000−
Cash to Bring at Refi
+$19,954=
Capital Left in Deal
$43,134Equity Position — Day 1 Post-Refi
ARV
$198,000−
DSCR Loan Balance
$148,500=
Equity in Property
$49,500 (25.0%)−
Capital Left in Deal
$43,134=
Value Created
$6,366$49,500 equity on $43,134 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,667−
Property Taxes
$333−
Insurance
$142−
Maintenance (6% rent)
$100−
Management (6% rent)
$100=
OpEx Subtotal
$675=
Net Operating Income
$992−
DSCR P&I
$998/mo=
Net Cash Flow
−$6/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$148,500
Monthly P&I$998/mo
Net Cash Flow−$6/mo
Cash Still Required−$19,954
DSCR
0.994x✗ Fail
Lender DSCR
1.132x✓ Pass
No Cash-Out
75.0% LTV — capped short $19,954
Loan Amount$148,500
Monthly P&I$998/mo
Net Cash Flow−$6/mo
Cash Still Required−$19,954
DSCR
0.994x✗ Fail
Lender DSCR
1.132x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,673/mo | +$6 needed |
| 1.10x | $1,787/mo | +$120 needed |
| 1.20x | $1,900/mo | +$233 needed |
| 1.30x ← | $2,013/mo | +$346 needed |
| 1.40x | $2,127/mo | +$460 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
0.994x
DSCR
Monthly Cash Flow
−$6/mo
Cash-on-Cash Yr 1
-0.2%
$37,903 left in deal
Acquisition Event — First Close
Purchase Price
$119,999+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$6,000=
Total Cash to First Close
$175,999Holding Period — 2 Months
Property Taxes$333/mo × 2$666
Insurance$142/mo × 2$283
Total Holding Costs$949
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$148,500−
Origination Fee1 pts on $148,500
$1,485−
Closing Coststitle / appraisal / escrow
$2,970=
Net Cash Recovered
$144,045Deal Summary
Total Cash to First Close
$175,999+
Holding Costs (2 mo)
$949+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$144,045=
Capital Left in Deal
$37,903Equity Position — Day 1 Post-Refi
ARV
$198,000−
DSCR Loan Balance
$148,500=
Equity in Property
$49,500 (25.0%)−
Capital Left in Deal
$37,903=
Value Created
$11,597$49,500 equity on $37,903 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,667−
Property Taxes
$333−
Insurance
$142−
Maintenance (6% rent)
$100−
Management (6% rent)
$100=
OpEx Subtotal
$675=
Net Operating Income
$992−
DSCR P&I
$998/mo=
Net Cash Flow
−$6/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$148,500
Monthly P&I$998/mo
Net Cash Flow−$6/mo
Cash Still Required−$37,903
DSCR
0.994x✗ Fail
Lender DSCR
1.132x✓ Pass
No Cash-Out
75.0% LTV — capped short $37,903
Loan Amount$148,500
Monthly P&I$998/mo
Net Cash Flow−$6/mo
Cash Still Required−$37,903
DSCR
0.994x✗ Fail
Lender DSCR
1.132x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,673/mo | +$6 needed |
| 1.10x | $1,787/mo | +$120 needed |
| 1.20x | $1,900/mo | +$233 needed |
| 1.30x ← | $2,013/mo | +$346 needed |
| 1.40x | $2,127/mo | +$460 needed |