4410 Pale Fox Ln, Katy, TX 77493
Katy, 77493
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Listing Agent
Karla Coleman Heath
(832) 687-7610karlacoleman@kw.com
MMX Group/4410 Pale Fox Ln, Katy, TX 77493
Flip-88.7%✗
HM→DSCR0.458x✗
Cash→DSCR0.458x✗
New Deal

4410 Pale Fox Ln, Katy, TX 77493

4bd / 3.5ba · 2,193 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.487x
FAIL
NOI ÷ debt service
Lender DSCR
0.759x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$937/mo
FAIL
post all expenses · day 1
Cash to Close
$114,390
80% LTV · single close
Value Generated
$26,700
ARV − purchase − rehab
Starting Equity %
29.5%
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
-88.7%
Flip ROI
Cash to First Close
$37,423
what you bring day 1
Net Profit
−$55,391
Max Bid @ 20%
$280,686
−$55,391 profit  ÷  $62,421 total invested  =  -88.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$342,300
Purchase (95% LTV)
$323,000
Rehab (100%)
$19,300
Loan-to-ARV
88.7%
Monthly Interest
$2,850/mo
Down Payment5% of $340,000 purchase
$17,000
+
Origination Fee1 pts on $342,300 loan
$3,423
+
Closing Costs5% of purchase
$17,000
=
Cash to First Close
$37,423
Holding Period — 6 Months
HML Interest9.99% IO · $2,850/mo × 6$17,098
Property Taxes$696/mo × 6$4,174
Insurance$299/mo × 6$1,797
Total Holding Costs$23,068
Contingency Reserve10% of rehab — held, not at first close$1,930
Sale Event — Second Close
Sale Price (ARV)
$386,000
−
HML Principal Payofffull IO loan balance
$342,300
−
Closing Costs3.5% of sale price
$13,510
−
Realtor Commission6% of sale price
$23,160
=
Net Proceeds to You
$7,030
Deal Summary
Net Proceeds at Closing
$7,030
−
Cash to First Close
$37,423
−
Holding Costs (6 mo)
$23,068
−
Contingency Reserve
$1,930
=
NET PROFIT
−$55,391
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$285,368−$54,632
15%$283,011−$56,989
20% ←$280,686−$59,314
25%$278,395−$61,605
30%$276,136−$63,864
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
0.487x
DSCR
Cash to Close
$114,390
single close · no bridge
Monthly Cash Flow
−$937/mo
Cash-on-Cash Yr 1
-9.8%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$272,000
LTV (80% of ARV)
70.5%
Monthly P&I
$1,828/mo
Equity at Close
$68,000
Down Payment20.0% of $340,000 purchase
$68,000
+
Origination Fee1 pts on $272,000
$2,720
+
DSCR Closing Coststitle / appraisal / escrow
$5,440
+
Acquisition Closing5% of purchase
$17,000
+
Rehab Budgetcash, not financed by DSCR loan
$19,300
Contingency Reserve10% of rehab$1,930
=
Total Cash to Close
$114,390
Equity Position — Day 1 Post-Refi
Property Value
$386,000
−
DSCR Loan Balance
$272,000
=
Equity in Property
$114,000 (29.5%)
−
Capital Left in Deal
$114,390
=
Value Created
−$390
$114,000 equity on $114,390 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,143
−
Property Taxes
$696
−
Insurance
$299
−
Maintenance (6% rent)
$129
−
Management (6% rent)
$129
=
OpEx Subtotal
$1,252
=
Net Operating Income
$891
−
DSCR P&I
$1,828/mo
=
Net Cash Flow
−$937/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.487x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.759x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,208/mo+$1,065 needed
1.10x$3,416/mo+$1,273 needed
1.20x$3,623/mo+$1,480 needed
1.30x ←$3,831/mo+$1,688 needed
1.40x$4,039/mo+$1,896 needed