2835 Mustang Hill Ln, Katy, TX 77449
Katy, 77449
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Listing Agent
Derek Montes
(832) 434-4509derek@luxelyre.com
MMX Group/2835 Mustang Hill Ln, Katy, TX 77449
Flip-149.4%✗
HM→DSCR0.842x✗
Cash→DSCR0.842x✗
New Deal

2835 Mustang Hill Ln, Katy, TX 77449

5bd / 4ba · 3,708 sqft · built 2009 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.796x
FAIL
NOI ÷ debt service
Lender DSCR
0.968x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$378/mo
FAIL
post all expenses · day 1
Cash to Close
$113,670
80% LTV · single close
Value Generated
$14,400
ARV − purchase − rehab
Starting Equity %
20.7%
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
-149.4%
Flip ROI
Cash to First Close
$37,952
what you bring day 1
Net Profit
−$91,311
Max Bid @ 20%
$254,528
−$91,311 profit  ÷  $61,101 total invested  =  -149.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$345,150
Purchase (95% LTV)
$327,750
Rehab (100%)
$17,400
Loan-to-ARV
99.2%
Monthly Interest
$2,873/mo
Down Payment5% of $345,000 purchase
$17,250
+
Origination Fee1 pts on $345,150 loan
$3,452
+
Closing Costs5% of purchase
$17,250
=
Cash to First Close
$37,952
Holding Period — 6 Months
HML Interest9.99% IO · $2,873/mo × 6$17,240
Property Taxes$393/mo × 6$2,357
Insurance$302/mo × 6$1,812
Total Holding Costs$21,409
Contingency Reserve10% of rehab — held, not at first close$1,740
Sale Event — Second Close
Sale Price (ARV)
$348,000
−
HML Principal Payofffull IO loan balance
$345,150
−
Closing Costs3.5% of sale price
$12,180
−
Realtor Commission6% of sale price
$20,880
=
Net Proceeds to You
−$30,210
Deal Summary
Net Proceeds at Closing
−$30,210
−
Cash to First Close
$37,952
−
Holding Costs (6 mo)
$21,409
−
Contingency Reserve
$1,740
=
NET PROFIT
−$91,311
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$258,645−$86,355
15%$256,572−$88,428
20% ←$254,528−$90,472
25%$252,513−$92,487
30%$250,526−$94,474
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
0.796x
DSCR
Cash to Close
$113,670
single close · no bridge
Monthly Cash Flow
−$378/mo
Cash-on-Cash Yr 1
-4.0%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$276,000
LTV (80% of ARV)
79.3%
Monthly P&I
$1,855/mo
Equity at Close
$69,000
Down Payment20.0% of $345,000 purchase
$69,000
+
Origination Fee1 pts on $276,000
$2,760
+
DSCR Closing Coststitle / appraisal / escrow
$5,520
+
Acquisition Closing5% of purchase
$17,250
+
Rehab Budgetcash, not financed by DSCR loan
$17,400
Contingency Reserve10% of rehab$1,740
=
Total Cash to Close
$113,670
Equity Position — Day 1 Post-Refi
Property Value
$348,000
−
DSCR Loan Balance
$276,000
=
Equity in Property
$72,000 (20.7%)
−
Capital Left in Deal
$113,670
=
Value Created
−$41,670
$72,000 equity on $113,670 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,468
−
Property Taxes
$393
−
Insurance
$302
−
Maintenance (6% rent)
$148
−
Management (6% rent)
$148
=
OpEx Subtotal
$991
=
Net Operating Income
$1,477
−
DSCR P&I
$1,855/mo
=
Net Cash Flow
−$378/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.796x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.968x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,897/mo+$429 needed
1.10x$3,108/mo+$640 needed
1.20x$3,319/mo+$851 needed
1.30x ←$3,530/mo+$1,062 needed
1.40x$3,740/mo+$1,272 needed
2835 Mustang Hill Ln, Katy, TX 77449 — MX Analyzer