903 Chetwood Cir, League City, TX 77573
2,202 sqft · built 1978 · Single Family (SFR)Analyzed Jun 22, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-88.9%
Flip ROI
Cash to First Close
$25,785
what you bring day 1
Net Profit
−$45,190
Max Bid @ 20%
$181,620
−$45,190 profit ÷ $50,861 total invested = -88.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$278,499
Purchase (95% LTV)
$218,499
Rehab (100%)
$60,000
Loan-to-ARV
88.7%
Monthly Interest
$2,319/mo
Down Payment5% of $229,999 purchase
$11,500+
Origination Fee1 pts on $278,499 loan
$2,785+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,785Holding Period — 6 Months
HML Interest9.99% IO · $2,319/mo × 6$13,911
Property Taxes$619/mo × 6$3,715
Insurance$242/mo × 6$1,450
Total Holding Costs$19,076
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$314,000−
HML Principal Payofffull IO loan balance
$278,499−
Closing Costs3.5% of sale price
$10,990−
Realtor Commission6% of sale price
$18,840=
Net Proceeds to You
$5,671Deal Summary
Net Proceeds at Closing
$5,671−
Cash to First Close
$25,785−
Holding Costs (6 mo)
$19,076−
Contingency Reserve
$6,000=
NET PROFIT
−$45,190Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $185,434 | −$44,565 |
| 15% | $183,513 | −$46,486 |
| 20% ← | $181,620 | −$48,379 |
| 25% | $179,753 | −$50,246 |
| 30% | $177,913 | −$52,086 |
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
−$273/mo
Cash-on-Cash Yr 1
-3.7%
$88,208 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$278,499
Purchase (95% LTV)
$218,499
Rehab (100%)
$60,000
Loan-to-ARV
88.7%
Monthly Interest
$2,319/mo
Down Payment5% of $229,999 purchase
$11,500+
Origination Fee1 pts on $278,499 loan
$2,785+
Closing Costs5% of purchase
$11,500=
Cash to First Close
$25,785Holding Period — 2 Months
HML Interest9.99% IO · $2,319/mo × 2$4,637
Property Taxes$619/mo × 2$1,238
Insurance$242/mo × 2$483
Total Holding Costs$6,359
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$235,500−
HML Principal Payofffull IO loan balance
$278,499−
Origination Fee1 pts on $235,500
$2,355−
Closing Coststitle / appraisal / escrow
$4,710=
Cash to Bring to Close
−$50,064Deal Summary
Cash to First Close
$25,785+
Holding Costs (2 mo)
$6,359+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$50,064=
Capital Left in Deal
$88,208Equity Position — Day 1 Post-Refi
ARV
$314,000−
DSCR Loan Balance
$235,500=
Equity in Property
$78,500 (25.0%)−
Capital Left in Deal
$88,208=
Value Created
−$9,708$78,500 equity on $88,208 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,467−
Property Taxes
$619−
Insurance
$242−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,157=
Net Operating Income
$1,310−
DSCR P&I
$1,583/mo=
Net Cash Flow
−$273/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$235,500
Monthly P&I$1,583/mo
Net Cash Flow−$273/mo
Cash Still Required−$50,064
DSCR
0.828x✗ Fail
Lender DSCR
1.010x✓ Pass
No Cash-Out
75.0% LTV — capped short $50,064
Loan Amount$235,500
Monthly P&I$1,583/mo
Net Cash Flow−$273/mo
Cash Still Required−$50,064
DSCR
0.828x✗ Fail
Lender DSCR
1.010x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,777/mo | +$310 needed |
| 1.10x | $2,957/mo | +$490 needed |
| 1.20x | $3,136/mo | +$669 needed |
| 1.30x ← | $3,316/mo | +$849 needed |
| 1.40x | $3,496/mo | +$1,029 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
−$273/mo
Cash-on-Cash Yr 1
-4.0%
$80,786 left in deal
Acquisition Event — First Close
Purchase Price
$229,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$11,500=
Total Cash to First Close
$301,499Holding Period — 2 Months
Property Taxes$619/mo × 2$1,238
Insurance$242/mo × 2$483
Total Holding Costs$1,722
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$235,500−
Origination Fee1 pts on $235,500
$2,355−
Closing Coststitle / appraisal / escrow
$4,710=
Net Cash Recovered
$228,435Deal Summary
Total Cash to First Close
$301,499+
Holding Costs (2 mo)
$1,722+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$228,435=
Capital Left in Deal
$80,786Equity Position — Day 1 Post-Refi
ARV
$314,000−
DSCR Loan Balance
$235,500=
Equity in Property
$78,500 (25.0%)−
Capital Left in Deal
$80,786=
Value Created
−$2,286$78,500 equity on $80,786 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,467−
Property Taxes
$619−
Insurance
$242−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,157=
Net Operating Income
$1,310−
DSCR P&I
$1,583/mo=
Net Cash Flow
−$273/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$235,500
Monthly P&I$1,583/mo
Net Cash Flow−$273/mo
Cash Still Required−$80,786
DSCR
0.828x✗ Fail
Lender DSCR
1.010x✓ Pass
No Cash-Out
75.0% LTV — capped short $80,786
Loan Amount$235,500
Monthly P&I$1,583/mo
Net Cash Flow−$273/mo
Cash Still Required−$80,786
DSCR
0.828x✗ Fail
Lender DSCR
1.010x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,777/mo | +$310 needed |
| 1.10x | $2,957/mo | +$490 needed |
| 1.20x | $3,136/mo | +$669 needed |
| 1.30x ← | $3,316/mo | +$849 needed |
| 1.40x | $3,496/mo | +$1,029 needed |