2095 Mule Ridge Dr, Katy, TX 77493
Katy, 77493
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Listing Agent
Marcia Warner
(936) 228-0000mwarner@cbunited.com
MMX Group/2095 Mule Ridge Dr, Katy, TX 77493
Flip-108.3%✗
HM→DSCR0.712x✗
Cash→DSCR0.712x✗
New Deal

2095 Mule Ridge Dr, Katy, TX 77493

3bd / 2ba · 1,352 sqft · built 2020 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.730x
FAIL
NOI ÷ debt service
Lender DSCR
0.909x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$327/mo
FAIL
post all expenses · day 1
Cash to Close
$75,153
80% LTV · single close
Value Generated
$8,800
ARV − purchase − rehab
Starting Equity %
26.9%
ARV − DSCR loan ÷ ARV, day 1
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-108.3%
Flip ROI
Cash to First Close
$24,990
what you bring day 1
Net Profit
−$43,367
Max Bid @ 20%
$180,257
−$43,367 profit  ÷  $40,042 total invested  =  -108.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$225,955
Purchase (95% LTV)
$213,655
Rehab (100%)
$12,300
Loan-to-ARV
91.9%
Monthly Interest
$1,881/mo
Down Payment5% of $224,900 purchase
$11,245
+
Origination Fee1 pts on $225,955 loan
$2,500
+
Closing Costs5% of purchase
$11,245
=
Cash to First Close
$24,990
Holding Period — 6 Months
HML Interest9.99% IO · $1,881/mo × 6$11,286
Property Taxes$225/mo × 6$1,350
Insurance$198/mo × 6$1,186
Total Holding Costs$13,822
Contingency Reserve10% of rehab — held, not at first close$1,230
Sale Event — Second Close
Sale Price (ARV)
$246,000
−
HML Principal Payofffull IO loan balance
$225,955
−
Closing Costs3.5% of sale price
$8,610
−
Realtor Commission6% of sale price
$14,760
=
Net Proceeds to You
−$3,325
Deal Summary
Net Proceeds at Closing
−$3,325
−
Cash to First Close
$24,990
−
Holding Costs (6 mo)
$13,822
−
Contingency Reserve
$1,230
=
NET PROFIT
−$43,367
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$183,144−$41,756
15%$181,690−$43,210
20% ←$180,257−$44,643
25%$178,844−$46,056
30%$177,451−$47,449
Scenario 4 — Turn Key DSCR
Direct DSCR purchase · 80% of ARV · 7.1% / 30yr · one close
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 80% of ARV
0.730x
DSCR
Cash to Close
$75,153
single close · no bridge
Monthly Cash Flow
−$327/mo
Cash-on-Cash Yr 1
-5.2%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$179,920
LTV (80% of ARV)
73.1%
Monthly P&I
$1,209/mo
Equity at Close
$44,980
Down Payment20.0% of $224,900 purchase
$44,980
+
Origination Fee1 pts on $179,920
$1,799
+
DSCR Closing Coststitle / appraisal / escrow
$3,598
+
Acquisition Closing5% of purchase
$11,245
+
Rehab Budgetcash, not financed by DSCR loan
$12,300
Contingency Reserve10% of rehab$1,230
=
Total Cash to Close
$75,153
Equity Position — Day 1 Post-Refi
Property Value
$246,000
−
DSCR Loan Balance
$179,920
=
Equity in Property
$66,080 (26.9%)
−
Capital Left in Deal
$75,153
=
Value Created
−$9,073
$66,080 equity on $75,153 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,483
−
Property Taxes
$225
−
Insurance
$198
−
Maintenance (6% rent)
$89
−
Management (6% rent)
$89
=
OpEx Subtotal
$601
=
Net Operating Income
$882
−
DSCR P&I
$1,209/mo
=
Net Cash Flow
−$327/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.730x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.909x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,854/mo+$371 needed
1.10x$1,992/mo+$509 needed
1.20x$2,129/mo+$646 needed
1.30x ←$2,266/mo+$783 needed
1.40x$2,404/mo+$921 needed