21315 Violet Dusk Dr, Katy, TX 77449
Katy, 77449
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Listing Agent
Andreina Landis
(832) 680-0428alandis@landispg.com
MMX Group/21315 Violet Dusk Dr, Katy, TX 77449
Flip-123.4%✗
HM→DSCR0.510x✗
Cash→DSCR0.510x✗
New Deal

21315 Violet Dusk Dr, Katy, TX 77449

3bd / 2ba · 1,564 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.508x
FAIL
NOI ÷ debt service
Lender DSCR
0.750x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$688/mo
FAIL
post all expenses · day 1
Cash to Close
$86,393
80% LTV · single close
Value Generated
$2,300
ARV − purchase − rehab
Starting Equity %
24.7%
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
-123.4%
Flip ROI
Cash to First Close
$28,597
what you bring day 1
Net Profit
−$57,682
Max Bid @ 20%
$201,322
−$57,682 profit  ÷  $46,757 total invested  =  -123.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$260,705
Purchase (95% LTV)
$246,905
Rehab (100%)
$13,800
Loan-to-ARV
94.5%
Monthly Interest
$2,170/mo
Down Payment5% of $259,900 purchase
$12,995
+
Origination Fee1 pts on $260,705 loan
$2,607
+
Closing Costs5% of purchase
$12,995
=
Cash to First Close
$28,597
Holding Period — 6 Months
HML Interest9.99% IO · $2,170/mo × 6$13,022
Property Taxes$398/mo × 6$2,389
Insurance$228/mo × 6$1,369
Total Holding Costs$16,780
Contingency Reserve10% of rehab — held, not at first close$1,380
Sale Event — Second Close
Sale Price (ARV)
$276,000
−
HML Principal Payofffull IO loan balance
$260,705
−
Closing Costs3.5% of sale price
$9,660
−
Realtor Commission6% of sale price
$16,560
=
Net Proceeds to You
−$10,925
Deal Summary
Net Proceeds at Closing
−$10,925
−
Cash to First Close
$28,597
−
Holding Costs (6 mo)
$16,780
−
Contingency Reserve
$1,380
=
NET PROFIT
−$57,682
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$204,626−$55,274
15%$202,962−$56,938
20% ←$201,322−$58,578
25%$199,705−$60,195
30%$198,111−$61,789
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
0.508x
DSCR
Cash to Close
$86,393
single close · no bridge
Monthly Cash Flow
−$688/mo
Cash-on-Cash Yr 1
-9.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$207,920
LTV (80% of ARV)
75.3%
Monthly P&I
$1,397/mo
Equity at Close
$51,980
Down Payment20.0% of $259,900 purchase
$51,980
+
Origination Fee1 pts on $207,920
$2,079
+
DSCR Closing Coststitle / appraisal / escrow
$4,158
+
Acquisition Closing5% of purchase
$12,995
+
Rehab Budgetcash, not financed by DSCR loan
$13,800
Contingency Reserve10% of rehab$1,380
=
Total Cash to Close
$86,393
Equity Position — Day 1 Post-Refi
Property Value
$276,000
−
DSCR Loan Balance
$207,920
=
Equity in Property
$68,080 (24.7%)
−
Capital Left in Deal
$86,393
=
Value Created
−$18,313
$68,080 equity on $86,393 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,518
−
Property Taxes
$398
−
Insurance
$228
−
Maintenance (6% rent)
$91
−
Management (6% rent)
$91
=
OpEx Subtotal
$808
=
Net Operating Income
$710
−
DSCR P&I
$1,397/mo
=
Net Cash Flow
−$688/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.508x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.750x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,299/mo+$781 needed
1.10x$2,458/mo+$940 needed
1.20x$2,617/mo+$1,099 needed
1.30x ←$2,776/mo+$1,258 needed
1.40x$2,935/mo+$1,417 needed