21407 Willow Glade Dr, Katy, TX 77450
Katy, 77450
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Listing Agent
Brenda Delcambre
(832) 392-8654brenda010@sbcglobal.net
MMX Group/21407 Willow Glade Dr, Katy, TX 77450
Flip-115.6%✗
HM→DSCR0.539x✗
Cash→DSCR0.539x✗
New Deal

21407 Willow Glade Dr, Katy, TX 77450

3bd / 2ba · 2,052 sqft · built 2001 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.554x
FAIL
NOI ÷ debt service
Lender DSCR
0.800x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$851/mo
FAIL
post all expenses · day 1
Cash to Close
$124,770
80% LTV · single close
Value Generated
$9,000
ARV − purchase − rehab
Starting Equity %
27.0%
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
-115.6%
Flip ROI
Cash to First Close
$39,123
what you bring day 1
Net Profit
−$75,744
Max Bid @ 20%
$277,356
−$75,744 profit  ÷  $65,539 total invested  =  -115.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$362,250
Purchase (95% LTV)
$337,250
Rehab (100%)
$25,000
Loan-to-ARV
93.1%
Monthly Interest
$3,016/mo
Down Payment5% of $355,000 purchase
$17,750
+
Origination Fee1 pts on $362,250 loan
$3,623
+
Closing Costs5% of purchase
$17,750
=
Cash to First Close
$39,123
Holding Period — 6 Months
HML Interest9.99% IO · $3,016/mo × 6$18,094
Property Taxes$654/mo × 6$3,922
Insurance$317/mo × 6$1,900
Total Holding Costs$23,916
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$389,000
−
HML Principal Payofffull IO loan balance
$362,250
−
Closing Costs3.5% of sale price
$13,615
−
Realtor Commission6% of sale price
$23,340
=
Net Proceeds to You
−$10,205
Deal Summary
Net Proceeds at Closing
−$10,205
−
Cash to First Close
$39,123
−
Holding Costs (6 mo)
$23,916
−
Contingency Reserve
$2,500
=
NET PROFIT
−$75,744
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$282,051−$72,949
15%$279,686−$75,314
20% ←$277,356−$77,644
25%$275,058−$79,942
30%$272,792−$82,208
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
0.554x
DSCR
Cash to Close
$124,770
single close · no bridge
Monthly Cash Flow
−$851/mo
Cash-on-Cash Yr 1
-8.2%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$284,000
LTV (80% of ARV)
73.0%
Monthly P&I
$1,909/mo
Equity at Close
$71,000
Down Payment20.0% of $355,000 purchase
$71,000
+
Origination Fee1 pts on $284,000
$2,840
+
DSCR Closing Coststitle / appraisal / escrow
$5,680
+
Acquisition Closing5% of purchase
$17,750
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$124,770
Equity Position — Day 1 Post-Refi
Property Value
$389,000
−
DSCR Loan Balance
$284,000
=
Equity in Property
$105,000 (27.0%)
−
Capital Left in Deal
$124,770
=
Value Created
−$19,770
$105,000 equity on $124,770 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,304
−
Property Taxes
$654
−
Insurance
$317
−
Maintenance (6% rent)
$138
−
Management (6% rent)
$138
=
OpEx Subtotal
$1,247
=
Net Operating Income
$1,057
−
DSCR P&I
$1,909/mo
=
Net Cash Flow
−$851/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.554x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.800x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,271/mo+$967 needed
1.10x$3,488/mo+$1,184 needed
1.20x$3,705/mo+$1,401 needed
1.30x ←$3,922/mo+$1,618 needed
1.40x$4,139/mo+$1,835 needed