21211 Shore Bluff Dr, Cypress, TX 77433
Cypress, 77433
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Listing Agent
Lisa Hager
(832) 246-9648lisa@lisahager.com
MMX Group/21211 Shore Bluff Dr, Cypress, TX 77433
Flip-104.2%✗
HM→DSCR0.321x✗
Cash→DSCR0.321x✗
New Deal

21211 Shore Bluff Dr, Cypress, TX 77433

3bd / 2.5ba · 1,785 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.343x
FAIL
NOI ÷ debt service
Lender DSCR
0.705x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$989/mo
FAIL
post all expenses · day 1
Cash to Close
$104,220
80% LTV · single close
Value Generated
$14,000
ARV − purchase − rehab
Starting Equity %
29.8%
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
-104.2%
Flip ROI
Cash to First Close
$30,910
what you bring day 1
Net Profit
−$56,844
Max Bid @ 20%
$220,794
−$56,844 profit  ÷  $54,539 total invested  =  -104.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$291,000
Purchase (95% LTV)
$266,000
Rehab (100%)
$25,000
Loan-to-ARV
91.2%
Monthly Interest
$2,423/mo
Down Payment5% of $280,000 purchase
$14,000
+
Origination Fee1 pts on $291,000 loan
$2,910
+
Closing Costs5% of purchase
$14,000
=
Cash to First Close
$30,910
Holding Period — 6 Months
HML Interest9.99% IO · $2,423/mo × 6$14,535
Property Taxes$845/mo × 6$5,069
Insurance$254/mo × 6$1,525
Total Holding Costs$21,129
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$319,000
−
HML Principal Payofffull IO loan balance
$291,000
−
Closing Costs3.5% of sale price
$11,165
−
Realtor Commission6% of sale price
$19,140
=
Net Proceeds to You
−$2,305
Deal Summary
Net Proceeds at Closing
−$2,305
−
Cash to First Close
$30,910
−
Holding Costs (6 mo)
$21,129
−
Contingency Reserve
$2,500
=
NET PROFIT
−$56,844
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$224,779−$55,221
15%$222,772−$57,228
20% ←$220,794−$59,206
25%$218,844−$61,156
30%$216,921−$63,079
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
0.343x
DSCR
Cash to Close
$104,220
single close · no bridge
Monthly Cash Flow
−$989/mo
Cash-on-Cash Yr 1
-11.4%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$224,000
LTV (80% of ARV)
70.2%
Monthly P&I
$1,505/mo
Equity at Close
$56,000
Down Payment20.0% of $280,000 purchase
$56,000
+
Origination Fee1 pts on $224,000
$2,240
+
DSCR Closing Coststitle / appraisal / escrow
$4,480
+
Acquisition Closing5% of purchase
$14,000
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$104,220
Equity Position — Day 1 Post-Refi
Property Value
$319,000
−
DSCR Loan Balance
$224,000
=
Equity in Property
$95,000 (29.8%)
−
Capital Left in Deal
$104,220
=
Value Created
−$9,220
$95,000 equity on $104,220 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,836
−
Property Taxes
$845
−
Insurance
$254
−
Maintenance (6% rent)
$110
−
Management (6% rent)
$110
=
OpEx Subtotal
$1,319
=
Net Operating Income
$517
−
DSCR P&I
$1,505/mo
=
Net Cash Flow
−$989/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.343x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.705x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,959/mo+$1,123 needed
1.10x$3,130/mo+$1,294 needed
1.20x$3,302/mo+$1,466 needed
1.30x ←$3,473/mo+$1,637 needed
1.40x$3,644/mo+$1,808 needed