9423 Denbury Way, Houston, TX 77025
3bd / 2.5ba · 2,124 sqft · built 1979 · Single Family (SFR)Analyzed Jul 15, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
25.7%
Flip ROI
Cash to First Close
$31,135
what you bring day 1
Net Profit
$12,983
Max Bid @ 20%
$212,470
$12,983 profit ÷ $50,467 total invested = 25.7%
Acquisition Event — First Close
Hard Money Loan — 12% Interest-Only
Loan Amount
$244,250
Purchase (92.5% LTV)
$194,250
Rehab (100%)
$50,000
Loan-to-ARV
71.8%
Monthly Interest
$2,443/mo
Down Payment7.5% of $210,000 purchase
$15,750+
Origination Fee2 pts on $244,250 loan
$4,885+
Closing Costs5% of purchase
$10,500=
Cash to First Close
$31,135Holding Period — 6 Months
HML Interest12% IO · $2,443/mo × 6$14,655
Property Taxes$563/mo × 6$3,377
Insurance$217/mo × 6$1,300
Total Holding Costs$19,332
Contingency Reserve0% of rehab — held, not at first close$0
Sale Event — Second Close
Sale Price (ARV)
$340,000−
HML Principal Payofffull IO loan balance
$244,250−
Closing Costs3.5% of sale price
$11,900−
Realtor Commission6% of sale price
$20,400=
Net Proceeds to You
$63,450Deal Summary
Net Proceeds at Closing
$63,450−
Cash to First Close
$31,135−
Holding Costs (6 mo)
$19,332−
Contingency Reserve
$0=
NET PROFIT
$12,983Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $216,905 | ✓ ok |
| 15% | $214,668 | ✓ ok |
| 20% ← | $212,470 | ✓ ok |
| 25% | $210,310 | ✓ ok |
| 30% | $208,188 | −$1,812 |
Scenario 2 — HM→DSCR
Hard money @ 12% IO → DSCR refi · 75% ARV · 6.5% / 30yr
❌
FAILS DSCR
Min 1.30x · 6.5% / 30-yr DSCR · 75% of ARV
1.036x
DSCR
Monthly Cash Flow
$58/mo
Cash-on-Cash Yr 1
1.4%
$49,917 left in deal
Acquisition Event — First Close
Hard Money Loan — 12% Interest-Only
Loan Amount
$244,250
Purchase (92.5% LTV)
$194,250
Rehab (100%)
$50,000
Loan-to-ARV
71.8%
Monthly Interest
$2,443/mo
Down Payment7.5% of $210,000 purchase
$15,750+
Origination Fee2 pts on $244,250 loan
$4,885+
Closing Costs5% of purchase
$10,500=
Cash to First Close
$31,135Holding Period — 6 Months
HML Interest12% IO · $2,443/mo × 6$14,655
Property Taxes$563/mo × 6$3,377
Insurance$217/mo × 6$1,300
Total Holding Costs$19,332
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$255,000−
HML Principal Payofffull IO loan balance
$244,250−
Origination Fee2 pts on $255,000
$5,100−
Closing Coststitle / appraisal / escrow
$5,100=
Cash Back to You
+$550Deal Summary
Cash to First Close
$31,135+
Holding Costs (6 mo)
$19,332+
Contingency Reserve
$0−
Cash Back at Refi
−$550=
Capital Left in Deal
$49,917Equity Position — Day 1 Post-Refi
ARV
$340,000−
DSCR Loan Balance
$255,000=
Equity in Property
$85,000 (25.0%)−
Capital Left in Deal
$49,917=
Value Created
$35,083$85,000 equity on $49,917 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,783−
Property Taxes
$563−
Insurance
$217−
Maintenance (6% rent)
$167−
Management (6% rent)
$167=
OpEx Subtotal
$1,113=
Net Operating Income
$1,670−
DSCR P&I
$1,612/mo=
Net Cash Flow
$58/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$255,000
Monthly P&I$1,612/mo
Net Cash Flow$58/mo
Cash Back at Refi+$550
DSCR
1.036x✗ Fail
Lender DSCR
1.164x✓ Pass
No Cash-Out
74.8% LTV — breakeven refi
Loan Amount$254,427
Monthly P&I$1,608/mo
Net Cash Flow$61/mo
Cash Back at Refi+$0
DSCR
1.038x✗ Fail
Lender DSCR
1.166x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,717/mo | ✓ met |
| 1.10x | $2,901/mo | +$118 needed |
| 1.20x | $3,084/mo | +$301 needed |
| 1.30x ← | $3,267/mo | +$484 needed |
| 1.40x | $3,450/mo | +$667 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 6.5% / 30yr
❌
FAILS DSCR
Min 1.30x · 6.5% / 30-yr DSCR · 75% of ARV
1.036x
DSCR
Monthly Cash Flow
$58/mo
Cash-on-Cash Yr 1
2.3%
$30,377 left in deal
Acquisition Event — First Close
Purchase Price
$210,000+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$10,500=
Total Cash to First Close
$270,500Holding Period — 6 Months
Property Taxes$563/mo × 6$3,377
Insurance$217/mo × 6$1,300
Total Holding Costs$4,677
Contingency Reserve0% of rehab — held, not at first close$0
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$255,000−
Origination Fee2 pts on $255,000
$5,100−
Closing Coststitle / appraisal / escrow
$5,100=
Net Cash Recovered
$244,800Deal Summary
Total Cash to First Close
$270,500+
Holding Costs (6 mo)
$4,677+
Contingency Reserve
$0−
Net Cash Recovered at Refi
$244,800=
Capital Left in Deal
$30,377Equity Position — Day 1 Post-Refi
ARV
$340,000−
DSCR Loan Balance
$255,000=
Equity in Property
$85,000 (25.0%)−
Capital Left in Deal
$30,377=
Value Created
$54,623$85,000 equity on $30,377 deployed = 2.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,783−
Property Taxes
$563−
Insurance
$217−
Maintenance (6% rent)
$167−
Management (6% rent)
$167=
OpEx Subtotal
$1,113=
Net Operating Income
$1,670−
DSCR P&I
$1,612/mo=
Net Cash Flow
$58/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$255,000
Monthly P&I$1,612/mo
Net Cash Flow$58/mo
Cash Still Required−$30,377
DSCR
1.036x✗ Fail
Lender DSCR
1.164x✓ Pass
No Cash-Out
75.0% LTV — capped short $30,377
Loan Amount$255,000
Monthly P&I$1,612/mo
Net Cash Flow$58/mo
Cash Still Required−$30,377
DSCR
1.036x✗ Fail
Lender DSCR
1.164x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,717/mo | ✓ met |
| 1.10x | $2,901/mo | +$118 needed |
| 1.20x | $3,084/mo | +$301 needed |
| 1.30x ← | $3,267/mo | +$484 needed |
| 1.40x | $3,450/mo | +$667 needed |