28430 Buffalo Fork Ln, Katy, TX 77494
Katy, 77494
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Listing Agent
Kadijah Yvonne Mcclenton
(979) 402-9224kadijahmcclenton@yahoo.com
MMX Group/28430 Buffalo Fork Ln, Katy, TX 77494
Flip-134.5%✗
HM→DSCR0.663x✗
Cash→DSCR0.663x✗
New Deal

28430 Buffalo Fork Ln, Katy, TX 77494

5bd / 3ba · 3,386 sqft · built 2019 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.653x
FAIL
NOI ÷ debt service
Lender DSCR
0.900x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$719/mo
FAIL
post all expenses · day 1
Cash to Close
$132,990
80% LTV · single close
Value Generated
$6,000
ARV − purchase − rehab
Starting Equity %
23.8%
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
-134.5%
Flip ROI
Cash to First Close
$42,408
what you bring day 1
Net Profit
−$97,898
Max Bid @ 20%
$286,733
−$97,898 profit  ÷  $72,768 total invested  =  -134.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$390,750
Purchase (95% LTV)
$365,750
Rehab (100%)
$25,000
Loan-to-ARV
96.7%
Monthly Interest
$3,253/mo
Down Payment5% of $385,000 purchase
$19,250
+
Origination Fee1 pts on $390,750 loan
$3,908
+
Closing Costs5% of purchase
$19,250
=
Cash to First Close
$42,408
Holding Period — 6 Months
HML Interest9.99% IO · $3,253/mo × 6$19,518
Property Taxes$1,049/mo × 6$6,293
Insurance$342/mo × 6$2,050
Total Holding Costs$27,860
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$404,000
−
HML Principal Payofffull IO loan balance
$390,750
−
Closing Costs3.5% of sale price
$14,140
−
Realtor Commission6% of sale price
$24,240
=
Net Proceeds to You
−$25,130
Deal Summary
Net Proceeds at Closing
−$25,130
−
Cash to First Close
$42,408
−
Holding Costs (6 mo)
$27,860
−
Contingency Reserve
$2,500
=
NET PROFIT
−$97,898
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$291,772−$93,228
15%$289,234−$95,766
20% ←$286,733−$98,267
25%$284,266−$100,734
30%$281,834−$103,166
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
0.653x
DSCR
Cash to Close
$132,990
single close · no bridge
Monthly Cash Flow
−$719/mo
Cash-on-Cash Yr 1
-6.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$308,000
LTV (80% of ARV)
76.2%
Monthly P&I
$2,070/mo
Equity at Close
$77,000
Down Payment20.0% of $385,000 purchase
$77,000
+
Origination Fee1 pts on $308,000
$3,080
+
DSCR Closing Coststitle / appraisal / escrow
$6,160
+
Acquisition Closing5% of purchase
$19,250
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$132,990
Equity Position — Day 1 Post-Refi
Property Value
$404,000
−
DSCR Loan Balance
$308,000
=
Equity in Property
$96,000 (23.8%)
−
Capital Left in Deal
$132,990
=
Value Created
−$36,990
$96,000 equity on $132,990 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,115
−
Property Taxes
$1,049
−
Insurance
$342
−
Maintenance (6% rent)
$187
−
Management (6% rent)
$187
=
OpEx Subtotal
$1,764
=
Net Operating Income
$1,351
−
DSCR P&I
$2,070/mo
=
Net Cash Flow
−$719/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.653x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.900x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,932/mo+$817 needed
1.10x$4,167/mo+$1,052 needed
1.20x$4,403/mo+$1,288 needed
1.30x ←$4,638/mo+$1,523 needed
1.40x$4,873/mo+$1,758 needed