4938 Sand Clouds Dr, Katy, TX 77493
Katy, 77493
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Listing Agent
Ryan Hajdik
(832) 492-5833ryanhajdik@yahoo.com
MMX Group/4938 Sand Clouds Dr, Katy, TX 77493
Flip-116.1%✗
HM→DSCR0.577x✗
Cash→DSCR0.577x✗
New Deal

4938 Sand Clouds Dr, Katy, TX 77493

4bd / 2.5ba · 1,840 sqft · built 2023 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.603x
FAIL
NOI ÷ debt service
Lender DSCR
0.863x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$598/mo
FAIL
post all expenses · day 1
Cash to Close
$104,220
80% LTV · single close
Value Generated
$7,000
ARV − purchase − rehab
Starting Equity %
28.2%
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
-116.1%
Flip ROI
Cash to First Close
$30,910
what you bring day 1
Net Profit
−$62,455
Max Bid @ 20%
$216,017
−$62,455 profit  ÷  $53,815 total invested  =  -116.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$291,000
Purchase (95% LTV)
$266,000
Rehab (100%)
$25,000
Loan-to-ARV
93.3%
Monthly Interest
$2,423/mo
Down Payment5% of $280,000 purchase
$14,000
+
Origination Fee1 pts on $291,000 loan
$2,910
+
Closing Costs5% of purchase
$14,000
=
Cash to First Close
$30,910
Holding Period — 6 Months
HML Interest9.99% IO · $2,423/mo × 6$14,535
Property Taxes$724/mo × 6$4,345
Insurance$254/mo × 6$1,525
Total Holding Costs$20,405
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$312,000
−
HML Principal Payofffull IO loan balance
$291,000
−
Closing Costs3.5% of sale price
$10,920
−
Realtor Commission6% of sale price
$18,720
=
Net Proceeds to You
−$8,640
Deal Summary
Net Proceeds at Closing
−$8,640
−
Cash to First Close
$30,910
−
Holding Costs (6 mo)
$20,405
−
Contingency Reserve
$2,500
=
NET PROFIT
−$62,455
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$219,869−$60,131
15%$217,929−$62,071
20% ←$216,017−$63,983
25%$214,132−$65,868
30%$212,273−$67,727
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
0.603x
DSCR
Cash to Close
$104,220
single close · no bridge
Monthly Cash Flow
−$598/mo
Cash-on-Cash Yr 1
-6.9%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$224,000
LTV (80% of ARV)
71.8%
Monthly P&I
$1,505/mo
Equity at Close
$56,000
Down Payment20.0% of $280,000 purchase
$56,000
+
Origination Fee1 pts on $224,000
$2,240
+
DSCR Closing Coststitle / appraisal / escrow
$4,480
+
Acquisition Closing5% of purchase
$14,000
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$104,220
Equity Position — Day 1 Post-Refi
Property Value
$312,000
−
DSCR Loan Balance
$224,000
=
Equity in Property
$88,000 (28.2%)
−
Capital Left in Deal
$104,220
=
Value Created
−$16,220
$88,000 equity on $104,220 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,143
−
Property Taxes
$724
−
Insurance
$254
−
Maintenance (6% rent)
$129
−
Management (6% rent)
$129
=
OpEx Subtotal
$1,235
=
Net Operating Income
$908
−
DSCR P&I
$1,505/mo
=
Net Cash Flow
−$598/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.603x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.863x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,822/mo+$679 needed
1.10x$2,993/mo+$850 needed
1.20x$3,164/mo+$1,021 needed
1.30x ←$3,336/mo+$1,193 needed
1.40x$3,507/mo+$1,364 needed