82 Broad Cove Ln, Montgomery, TX 77356
3bd / 4ba · 4,070 sqft · built 1993 · Single Family (SFR)Analyzed May 27, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-25.6%
Flip ROI
Cash to First Close
$52,317
what you bring day 1
Net Profit
−$25,881
Max Bid @ 20%
$424,702
−$25,881 profit ÷ $101,162 total invested = -25.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$581,749
Purchase (95% LTV)
$441,749
Rehab (100%)
$140,000
Loan-to-ARV
80.1%
Monthly Interest
$4,843/mo
Down Payment5% of $464,999 purchase
$23,250+
Origination Fee1 pts on $581,749 loan
$5,817+
Closing Costs5% of purchase
$23,250=
Cash to First Close
$52,317Holding Period — 6 Months
HML Interest9.99% IO · $4,843/mo × 6$29,058
Property Taxes$460/mo × 6$2,762
Insurance$504/mo × 6$3,025
Total Holding Costs$34,845
Contingency Reserve10% of rehab — held, not at first close$14,000
Sale Event — Second Close
Sale Price (ARV)
$726,000−
HML Principal Payofffull IO loan balance
$581,749−
Closing Costs3.5% of sale price
$25,410−
Realtor Commission6% of sale price
$43,560=
Net Proceeds to You
$75,281Deal Summary
Net Proceeds at Closing
$75,281−
Cash to First Close
$52,317−
Holding Costs (6 mo)
$34,845−
Contingency Reserve
$14,000=
NET PROFIT
−$25,881Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $433,090 | −$31,909 |
| 15% | $428,866 | −$36,133 |
| 20% ← | $424,702 | −$40,297 |
| 25% | $420,596 | −$44,403 |
| 30% | $416,547 | −$48,452 |
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
0.977x
DSCR
Monthly Cash Flow
−$85/mo
Cash-on-Cash Yr 1
-0.8%
$131,516 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$581,749
Purchase (95% LTV)
$441,749
Rehab (100%)
$140,000
Loan-to-ARV
80.1%
Monthly Interest
$4,843/mo
Down Payment5% of $464,999 purchase
$23,250+
Origination Fee1 pts on $581,749 loan
$5,817+
Closing Costs5% of purchase
$23,250=
Cash to First Close
$52,317Holding Period — 2 Months
HML Interest9.99% IO · $4,843/mo × 2$9,686
Property Taxes$460/mo × 2$921
Insurance$504/mo × 2$1,008
Total Holding Costs$11,615
Contingency Reserve10% of rehab — held, not at first close$14,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$544,500−
HML Principal Payofffull IO loan balance
$581,749−
Origination Fee1 pts on $544,500
$5,445−
Closing Coststitle / appraisal / escrow
$10,890=
Cash to Bring to Close
−$53,584Deal Summary
Cash to First Close
$52,317+
Holding Costs (2 mo)
$11,615+
Contingency Reserve
$14,000−
Cash to Bring at Refi
+$53,584=
Capital Left in Deal
$131,516Equity Position — Day 1 Post-Refi
ARV
$726,000−
DSCR Loan Balance
$544,500=
Equity in Property
$181,500 (25.0%)−
Capital Left in Deal
$131,516=
Value Created
$49,984$181,500 equity on $131,516 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$5,158−
Property Taxes
$460−
Insurance
$504−
Maintenance (6% rent)
$309−
Management (6% rent)
$309=
OpEx Subtotal
$1,583=
Net Operating Income
$3,575−
DSCR P&I
$3,659/mo=
Net Cash Flow
−$85/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$544,500
Monthly P&I$3,659/mo
Net Cash Flow−$85/mo
Cash Still Required−$53,584
DSCR
0.977x✗ Fail
Lender DSCR
1.116x✓ Pass
No Cash-Out
75.0% LTV — capped short $53,584
Loan Amount$544,500
Monthly P&I$3,659/mo
Net Cash Flow−$85/mo
Cash Still Required−$53,584
DSCR
0.977x✗ Fail
Lender DSCR
1.116x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,254/mo | +$96 needed |
| 1.10x | $5,670/mo | +$512 needed |
| 1.20x | $6,086/mo | +$928 needed |
| 1.30x ← | $6,502/mo | +$1,344 needed |
| 1.40x | $6,917/mo | +$1,759 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
0.977x
DSCR
Monthly Cash Flow
−$85/mo
Cash-on-Cash Yr 1
-0.9%
$116,013 left in deal
Acquisition Event — First Close
Purchase Price
$464,999+
Rehab Budget
$140,000+
Closing Costs5% of purchase
$23,250=
Total Cash to First Close
$628,249Holding Period — 2 Months
Property Taxes$460/mo × 2$921
Insurance$504/mo × 2$1,008
Total Holding Costs$1,929
Contingency Reserve10% of rehab — held, not at first close$14,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$544,500−
Origination Fee1 pts on $544,500
$5,445−
Closing Coststitle / appraisal / escrow
$10,890=
Net Cash Recovered
$528,165Deal Summary
Total Cash to First Close
$628,249+
Holding Costs (2 mo)
$1,929+
Contingency Reserve
$14,000−
Net Cash Recovered at Refi
$528,165=
Capital Left in Deal
$116,013Equity Position — Day 1 Post-Refi
ARV
$726,000−
DSCR Loan Balance
$544,500=
Equity in Property
$181,500 (25.0%)−
Capital Left in Deal
$116,013=
Value Created
$65,487$181,500 equity on $116,013 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$5,158−
Property Taxes
$460−
Insurance
$504−
Maintenance (6% rent)
$309−
Management (6% rent)
$309=
OpEx Subtotal
$1,583=
Net Operating Income
$3,575−
DSCR P&I
$3,659/mo=
Net Cash Flow
−$85/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$544,500
Monthly P&I$3,659/mo
Net Cash Flow−$85/mo
Cash Still Required−$116,013
DSCR
0.977x✗ Fail
Lender DSCR
1.116x✓ Pass
No Cash-Out
75.0% LTV — capped short $116,013
Loan Amount$544,500
Monthly P&I$3,659/mo
Net Cash Flow−$85/mo
Cash Still Required−$116,013
DSCR
0.977x✗ Fail
Lender DSCR
1.116x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,254/mo | +$96 needed |
| 1.10x | $5,670/mo | +$512 needed |
| 1.20x | $6,086/mo | +$928 needed |
| 1.30x ← | $6,502/mo | +$1,344 needed |
| 1.40x | $6,917/mo | +$1,759 needed |