911 Golden West Dr, Katy, TX 77450
3bd / 2ba · 1,413 sqft · built 1979 · Single Family (SFR)Analyzed May 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-25.7%
Flip ROI
Cash to First Close
$20,000
what you bring day 1
Net Profit
−$9,611
Max Bid @ 20%
$160,587
−$9,611 profit ÷ $37,327 total invested = -25.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$201,249
Purchase (95% LTV)
$166,249
Rehab (100%)
$35,000
Loan-to-ARV
79.5%
Monthly Interest
$1,675/mo
Down Payment5% of $174,999 purchase
$8,750+
Origination Fee1 pts on $201,249 loan
$2,500+
Closing Costs5% of purchase
$8,750=
Cash to First Close
$20,000Holding Period — 6 Months
HML Interest9.99% IO · $1,675/mo × 6$10,052
Property Taxes$454/mo × 6$2,725
Insurance$175/mo × 6$1,050
Total Holding Costs$13,827
Contingency Reserve10% of rehab — held, not at first close$3,500
Sale Event — Second Close
Sale Price (ARV)
$253,000−
HML Principal Payofffull IO loan balance
$201,249−
Closing Costs3.5% of sale price
$8,855−
Realtor Commission6% of sale price
$15,180=
Net Proceeds to You
$27,716Deal Summary
Net Proceeds at Closing
$27,716−
Cash to First Close
$20,000−
Holding Costs (6 mo)
$13,827−
Contingency Reserve
$3,500=
NET PROFIT
−$9,611Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $163,646 | −$11,353 |
| 15% | $162,106 | −$12,893 |
| 20% ← | $160,587 | −$14,412 |
| 25% | $159,090 | −$15,909 |
| 30% | $157,614 | −$17,385 |
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
0.739x
DSCR
Monthly Cash Flow
−$333/mo
Cash-on-Cash Yr 1
-8.8%
$45,301 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$201,249
Purchase (95% LTV)
$166,249
Rehab (100%)
$35,000
Loan-to-ARV
79.5%
Monthly Interest
$1,675/mo
Down Payment5% of $174,999 purchase
$8,750+
Origination Fee1 pts on $201,249 loan
$2,500+
Closing Costs5% of purchase
$8,750=
Cash to First Close
$20,000Holding Period — 2 Months
HML Interest9.99% IO · $1,675/mo × 2$3,351
Property Taxes$454/mo × 2$908
Insurance$175/mo × 2$350
Total Holding Costs$4,609
Contingency Reserve10% of rehab — held, not at first close$3,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$189,750−
HML Principal Payofffull IO loan balance
$201,249−
Origination Fee1 pts on $189,750
$1,898−
Closing Coststitle / appraisal / escrow
$3,795=
Cash to Bring to Close
−$17,192Deal Summary
Cash to First Close
$20,000+
Holding Costs (2 mo)
$4,609+
Contingency Reserve
$3,500−
Cash to Bring at Refi
+$17,192=
Capital Left in Deal
$45,301Equity Position — Day 1 Post-Refi
ARV
$253,000−
DSCR Loan Balance
$189,750=
Equity in Property
$63,250 (25.0%)−
Capital Left in Deal
$45,301=
Value Created
$17,949$63,250 equity on $45,301 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,786−
Property Taxes
$454−
Insurance
$175−
Maintenance (6% rent)
$107−
Management (6% rent)
$107=
OpEx Subtotal
$843=
Net Operating Income
$943−
DSCR P&I
$1,275/mo=
Net Cash Flow
−$333/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$189,750
Monthly P&I$1,275/mo
Net Cash Flow−$333/mo
Cash Still Required−$17,192
DSCR
0.739x✗ Fail
Lender DSCR
0.938x✗ Fail
No Cash-Out
75.0% LTV — capped short $17,192
Loan Amount$189,750
Monthly P&I$1,275/mo
Net Cash Flow−$333/mo
Cash Still Required−$17,192
DSCR
0.739x✗ Fail
Lender DSCR
0.938x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,164/mo | +$378 needed |
| 1.10x | $2,309/mo | +$523 needed |
| 1.20x | $2,454/mo | +$668 needed |
| 1.30x ← | $2,599/mo | +$813 needed |
| 1.40x | $2,744/mo | +$958 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
0.739x
DSCR
Monthly Cash Flow
−$333/mo
Cash-on-Cash Yr 1
-10.1%
$39,450 left in deal
Acquisition Event — First Close
Purchase Price
$174,999+
Rehab Budget
$35,000+
Closing Costs5% of purchase
$8,750=
Total Cash to First Close
$218,749Holding Period — 2 Months
Property Taxes$454/mo × 2$908
Insurance$175/mo × 2$350
Total Holding Costs$1,258
Contingency Reserve10% of rehab — held, not at first close$3,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$189,750−
Origination Fee1 pts on $189,750
$1,898−
Closing Coststitle / appraisal / escrow
$3,795=
Net Cash Recovered
$184,058Deal Summary
Total Cash to First Close
$218,749+
Holding Costs (2 mo)
$1,258+
Contingency Reserve
$3,500−
Net Cash Recovered at Refi
$184,058=
Capital Left in Deal
$39,450Equity Position — Day 1 Post-Refi
ARV
$253,000−
DSCR Loan Balance
$189,750=
Equity in Property
$63,250 (25.0%)−
Capital Left in Deal
$39,450=
Value Created
$23,800$63,250 equity on $39,450 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,786−
Property Taxes
$454−
Insurance
$175−
Maintenance (6% rent)
$107−
Management (6% rent)
$107=
OpEx Subtotal
$843=
Net Operating Income
$943−
DSCR P&I
$1,275/mo=
Net Cash Flow
−$333/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$189,750
Monthly P&I$1,275/mo
Net Cash Flow−$333/mo
Cash Still Required−$39,450
DSCR
0.739x✗ Fail
Lender DSCR
0.938x✗ Fail
No Cash-Out
75.0% LTV — capped short $39,450
Loan Amount$189,750
Monthly P&I$1,275/mo
Net Cash Flow−$333/mo
Cash Still Required−$39,450
DSCR
0.739x✗ Fail
Lender DSCR
0.938x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,164/mo | +$378 needed |
| 1.10x | $2,309/mo | +$523 needed |
| 1.20x | $2,454/mo | +$668 needed |
| 1.30x ← | $2,599/mo | +$813 needed |
| 1.40x | $2,744/mo | +$958 needed |