8006 Scarlet Tanager Dr, Humble, TX 77396
4bd / 2.5ba · 1,670 sqft · built 2001 · Single Family (SFR)Analyzed Jul 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
-19.8%
Flip ROI
Cash to First Close
$20,500
what you bring day 1
Net Profit
−$6,702
Max Bid @ 20%
$168,949
−$6,702 profit ÷ $33,853 total invested = -19.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$180,999
Purchase (95% LTV)
$170,999
Rehab (100%)
$10,000
Loan-to-ARV
78.7%
Monthly Interest
$1,507/mo
Down Payment5% of $179,999 purchase
$9,000+
Origination Fee1 pts on $180,999 loan
$2,500+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$20,500Holding Period — 6 Months
HML Interest9.99% IO · $1,507/mo × 6$9,041
Property Taxes$394/mo × 6$2,363
Insurance$158/mo × 6$950
Total Holding Costs$12,353
Contingency Reserve10% of rehab — held, not at first close$1,000
Sale Event — Second Close
Sale Price (ARV)
$230,000−
HML Principal Payofffull IO loan balance
$180,999−
Closing Costs3.5% of sale price
$8,050−
Realtor Commission6% of sale price
$13,800=
Net Proceeds to You
$27,151Deal Summary
Net Proceeds at Closing
$27,151−
Cash to First Close
$20,500−
Holding Costs (6 mo)
$12,353−
Contingency Reserve
$1,000=
NET PROFIT
−$6,702Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $171,730 | −$8,269 |
| 15% | $170,330 | −$9,669 |
| 20% ← | $168,949 | −$11,050 |
| 25% | $167,588 | −$12,411 |
| 30% | $166,246 | −$13,753 |
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
0.903x
DSCR
Monthly Cash Flow
−$112/mo
Cash-on-Cash Yr 1
-3.4%
$39,292 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$180,999
Purchase (95% LTV)
$170,999
Rehab (100%)
$10,000
Loan-to-ARV
78.7%
Monthly Interest
$1,507/mo
Down Payment5% of $179,999 purchase
$9,000+
Origination Fee1 pts on $180,999 loan
$2,500+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$20,500Holding Period — 2 Months
HML Interest9.99% IO · $1,507/mo × 2$3,014
Property Taxes$394/mo × 2$788
Insurance$158/mo × 2$317
Total Holding Costs$4,118
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$172,500−
HML Principal Payofffull IO loan balance
$180,999−
Origination Fee1 pts on $172,500
$1,725−
Closing Coststitle / appraisal / escrow
$3,450=
Cash to Bring to Close
−$13,674Deal Summary
Cash to First Close
$20,500+
Holding Costs (2 mo)
$4,118+
Contingency Reserve
$1,000−
Cash to Bring at Refi
+$13,674=
Capital Left in Deal
$39,292Equity Position — Day 1 Post-Refi
ARV
$230,000−
DSCR Loan Balance
$172,500=
Equity in Property
$57,500 (25.0%)−
Capital Left in Deal
$39,292=
Value Created
$18,208$57,500 equity on $39,292 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,817−
Property Taxes
$394−
Insurance
$158−
Maintenance (6% rent)
$109−
Management (6% rent)
$109=
OpEx Subtotal
$770=
Net Operating Income
$1,047−
DSCR P&I
$1,159/mo=
Net Cash Flow
−$112/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$172,500
Monthly P&I$1,159/mo
Net Cash Flow−$112/mo
Cash Still Required−$13,674
DSCR
0.903x✗ Fail
Lender DSCR
1.062x✓ Pass
No Cash-Out
75.0% LTV — capped short $13,674
Loan Amount$172,500
Monthly P&I$1,159/mo
Net Cash Flow−$112/mo
Cash Still Required−$13,674
DSCR
0.903x✗ Fail
Lender DSCR
1.062x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,945/mo | +$128 needed |
| 1.10x | $2,076/mo | +$259 needed |
| 1.20x | $2,208/mo | +$391 needed |
| 1.30x ← | $2,340/mo | +$523 needed |
| 1.40x | $2,472/mo | +$655 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
0.903x
DSCR
Monthly Cash Flow
−$112/mo
Cash-on-Cash Yr 1
-4.0%
$33,778 left in deal
Acquisition Event — First Close
Purchase Price
$179,999+
Rehab Budget
$10,000+
Closing Costs5% of purchase
$9,000=
Total Cash to First Close
$198,999Holding Period — 2 Months
Property Taxes$394/mo × 2$788
Insurance$158/mo × 2$317
Total Holding Costs$1,104
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$172,500−
Origination Fee1 pts on $172,500
$1,725−
Closing Coststitle / appraisal / escrow
$3,450=
Net Cash Recovered
$167,325Deal Summary
Total Cash to First Close
$198,999+
Holding Costs (2 mo)
$1,104+
Contingency Reserve
$1,000−
Net Cash Recovered at Refi
$167,325=
Capital Left in Deal
$33,778Equity Position — Day 1 Post-Refi
ARV
$230,000−
DSCR Loan Balance
$172,500=
Equity in Property
$57,500 (25.0%)−
Capital Left in Deal
$33,778=
Value Created
$23,722$57,500 equity on $33,778 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,817−
Property Taxes
$394−
Insurance
$158−
Maintenance (6% rent)
$109−
Management (6% rent)
$109=
OpEx Subtotal
$770=
Net Operating Income
$1,047−
DSCR P&I
$1,159/mo=
Net Cash Flow
−$112/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$172,500
Monthly P&I$1,159/mo
Net Cash Flow−$112/mo
Cash Still Required−$33,778
DSCR
0.903x✗ Fail
Lender DSCR
1.062x✓ Pass
No Cash-Out
75.0% LTV — capped short $33,778
Loan Amount$172,500
Monthly P&I$1,159/mo
Net Cash Flow−$112/mo
Cash Still Required−$33,778
DSCR
0.903x✗ Fail
Lender DSCR
1.062x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,945/mo | +$128 needed |
| 1.10x | $2,076/mo | +$259 needed |
| 1.20x | $2,208/mo | +$391 needed |
| 1.30x ← | $2,340/mo | +$523 needed |
| 1.40x | $2,472/mo | +$655 needed |