2909 Grand Anse Dr, Katy, TX 77493
Katy, 77493
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Listing Agent
Santiago Panama
(281) 852-4444spanama@outlook.com
MMX Group/2909 Grand Anse Dr, Katy, TX 77493
Flip7.7%✗
HM→DSCR0.495x✗
Cash→DSCR0.495x✗
New Deal

2909 Grand Anse Dr, Katy, TX 77493

3bd / 2ba · 1,360 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.658x
FAIL
NOI ÷ debt service
Lender DSCR
0.908x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$386/mo
FAIL
post all expenses · day 1
Cash to Close
$85,040
80% LTV · single close
Value Generated
$63,000
ARV − purchase − rehab
Starting Equity %
43.6%
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
7.7%
Flip ROI
Cash to First Close
$23,500
what you bring day 1
Net Profit
$3,233
Max Bid @ 20%
$205,759
$3,233 profit  ÷  $41,957 total invested  =  7.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$224,500
Purchase (95% LTV)
$199,500
Rehab (100%)
$25,000
Loan-to-ARV
75.3%
Monthly Interest
$1,869/mo
Down Payment5% of $210,000 purchase
$10,500
+
Origination Fee1 pts on $224,500 loan
$2,500
+
Closing Costs5% of purchase
$10,500
=
Cash to First Close
$23,500
Holding Period — 6 Months
HML Interest9.99% IO · $1,869/mo × 6$11,214
Property Taxes$595/mo × 6$3,569
Insurance$196/mo × 6$1,175
Total Holding Costs$15,957
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$298,000
−
HML Principal Payofffull IO loan balance
$224,500
−
Closing Costs3.5% of sale price
$10,430
−
Realtor Commission6% of sale price
$17,880
=
Net Proceeds to You
$45,190
Deal Summary
Net Proceeds at Closing
$45,190
−
Cash to First Close
$23,500
−
Holding Costs (6 mo)
$15,957
−
Contingency Reserve
$2,500
=
NET PROFIT
$3,233
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$209,395−$605
15%$207,564−$2,436
20% ←$205,759−$4,241
25%$203,980−$6,020
30%$202,225−$7,775
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
0.658x
DSCR
Cash to Close
$85,040
single close · no bridge
Monthly Cash Flow
−$386/mo
Cash-on-Cash Yr 1
-5.4%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$168,000
LTV (80% of ARV)
56.4%
Monthly P&I
$1,129/mo
Equity at Close
$42,000
Down Payment20.0% of $210,000 purchase
$42,000
+
Origination Fee1 pts on $168,000
$1,680
+
DSCR Closing Coststitle / appraisal / escrow
$3,360
+
Acquisition Closing5% of purchase
$10,500
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$85,040
Equity Position — Day 1 Post-Refi
Property Value
$298,000
−
DSCR Loan Balance
$168,000
=
Equity in Property
$130,000 (43.6%)
−
Capital Left in Deal
$85,040
=
Value Created
$44,960
$130,000 equity on $85,040 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,743
−
Property Taxes
$595
−
Insurance
$196
−
Maintenance (6% rent)
$105
−
Management (6% rent)
$105
=
OpEx Subtotal
$1,000
=
Net Operating Income
$743
−
DSCR P&I
$1,129/mo
=
Net Cash Flow
−$386/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.658x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.908x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,181/mo+$438 needed
1.10x$2,310/mo+$567 needed
1.20x$2,438/mo+$695 needed
1.30x ←$2,566/mo+$823 needed
1.40x$2,695/mo+$952 needed
2909 Grand Anse Dr, Katy, TX 77493 — MX Analyzer