2933 Grand Anse Dr, Katy, TX 77493
Katy, 77493
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Listing Agent
Danielle Jones
(346) 901-0381danielle@daniellecansell.com
MMX Group/2933 Grand Anse Dr, Katy, TX 77493
Flip-96.0%✗
HM→DSCR0.165x✗
Cash→DSCR0.165x✗
New Deal

2933 Grand Anse Dr, Katy, TX 77493

3bd / 2.5ba · 2,394 sqft · built 2023 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.173x
FAIL
NOI ÷ debt service
Lender DSCR
0.608x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$1,334/mo
FAIL
post all expenses · day 1
Cash to Close
$100,677
80% LTV · single close
Value Generated
$19,210
ARV − purchase − rehab
Starting Equity %
28.6%
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
-96.0%
Flip ROI
Cash to First Close
$33,017
what you bring day 1
Net Profit
−$55,010
Max Bid @ 20%
$241,904
−$55,010 profit  ÷  $57,300 total invested  =  -96.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$301,791
Purchase (95% LTV)
$284,991
Rehab (100%)
$16,800
Loan-to-ARV
89.8%
Monthly Interest
$2,512/mo
Down Payment5% of $299,990 purchase
$15,000
+
Origination Fee1 pts on $301,791 loan
$3,018
+
Closing Costs5% of purchase
$15,000
=
Cash to First Close
$33,017
Holding Period — 6 Months
HML Interest9.99% IO · $2,512/mo × 6$15,074
Property Taxes$991/mo × 6$5,945
Insurance$264/mo × 6$1,584
Total Holding Costs$22,603
Contingency Reserve10% of rehab — held, not at first close$1,680
Sale Event — Second Close
Sale Price (ARV)
$336,000
−
HML Principal Payofffull IO loan balance
$301,791
−
Closing Costs3.5% of sale price
$11,760
−
Realtor Commission6% of sale price
$20,160
=
Net Proceeds to You
$2,290
Deal Summary
Net Proceeds at Closing
$2,290
−
Cash to First Close
$33,017
−
Holding Costs (6 mo)
$22,603
−
Contingency Reserve
$1,680
=
NET PROFIT
−$55,010
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$246,149−$53,841
15%$244,012−$55,978
20% ←$241,904−$58,086
25%$239,826−$60,164
30%$237,777−$62,213
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
0.173x
DSCR
Cash to Close
$100,677
single close · no bridge
Monthly Cash Flow
−$1,334/mo
Cash-on-Cash Yr 1
-15.9%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$239,992
LTV (80% of ARV)
71.4%
Monthly P&I
$1,613/mo
Equity at Close
$59,998
Down Payment20.0% of $299,990 purchase
$59,998
+
Origination Fee1 pts on $239,992
$2,400
+
DSCR Closing Coststitle / appraisal / escrow
$4,800
+
Acquisition Closing5% of purchase
$15,000
+
Rehab Budgetcash, not financed by DSCR loan
$16,800
Contingency Reserve10% of rehab$1,680
=
Total Cash to Close
$100,677
Equity Position — Day 1 Post-Refi
Property Value
$336,000
−
DSCR Loan Balance
$239,992
=
Equity in Property
$96,008 (28.6%)
−
Capital Left in Deal
$100,677
=
Value Created
−$4,669
$96,008 equity on $100,677 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,743
−
Property Taxes
$991
−
Insurance
$264
−
Maintenance (6% rent)
$105
−
Management (6% rent)
$105
=
OpEx Subtotal
$1,464
=
Net Operating Income
$279
−
DSCR P&I
$1,613/mo
=
Net Cash Flow
−$1,334/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.173x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.608x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,259/mo+$1,516 needed
1.10x$3,442/mo+$1,699 needed
1.20x$3,625/mo+$1,882 needed
1.30x ←$3,808/mo+$2,065 needed
1.40x$3,992/mo+$2,249 needed
2933 Grand Anse Dr, Katy, TX 77493 — MX Analyzer