25322 Oak Villa Dr, Spring, TX 77389
4bd / 4ba · 3,181 sqft · built 2019 · Single Family (SFR)Analyzed Aug 25, 2026MX Group Partner$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
43.0%
Flip ROI
Cash to First Close
$49,762
what you bring day 1
Net Profit
$36,852
Max Bid @ 20%
$468,726
$36,852 profit ÷ $85,698 total invested = 43.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$461,175
Purchase (95% LTV)
$428,925
Rehab (100%)
$32,250
Loan-to-ARV
71.5%
Monthly Interest
$3,839/mo
Down Payment5% of $451,500 purchase
$22,575+
Origination Fee1 pts on $461,175 loan
$4,612+
Closing Costs5% of purchase
$22,575=
Cash to First Close
$49,762Holding Period — 6 Months
HML Interest9.99% IO · $3,839/mo × 6$23,036
Property Taxes$1,210/mo × 6$7,257
Insurance$403/mo × 6$2,419
Total Holding Costs$32,711
Contingency Reserve10% of rehab — held, not at first close$3,225
Sale Event — Second Close
Sale Price (ARV)
$645,000−
HML Principal Payofffull IO loan balance
$461,175−
Closing Costs3.5% of sale price
$22,575−
Realtor Commission6% of sale price
$38,700=
Net Proceeds to You
$122,550Deal Summary
Net Proceeds at Closing
$122,550−
Cash to First Close
$49,762−
Holding Costs (6 mo)
$32,711−
Contingency Reserve
$3,225=
NET PROFIT
$36,852Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $476,569 | ✓ ok |
| 15% | $472,620 | ✓ ok |
| 20% ← | $468,726 | ✓ ok |
| 25% | $464,887 | ✓ ok |
| 30% | $461,101 | ✓ ok |
Scenario 2 — HM→DSCR
Hard money @ 9.99% IO → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
0.432x
DSCR
Monthly Cash Flow
−$1,848/mo
Cash-on-Cash Yr 1
-39.7%
$55,828 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$461,175
Purchase (95% LTV)
$428,925
Rehab (100%)
$32,250
Loan-to-ARV
71.5%
Monthly Interest
$3,839/mo
Down Payment5% of $451,500 purchase
$22,575+
Origination Fee1 pts on $461,175 loan
$4,612+
Closing Costs5% of purchase
$22,575=
Cash to First Close
$49,762Holding Period — 2 Months
HML Interest9.99% IO · $3,839/mo × 2$7,679
Property Taxes$1,210/mo × 2$2,419
Insurance$403/mo × 2$806
Total Holding Costs$10,904
Contingency Reserve10% of rehab — held, not at first close$3,225
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$483,750−
HML Principal Payofffull IO loan balance
$461,175−
Origination Fee1 pts on $483,750
$4,838−
Closing Coststitle / appraisal / escrow
$9,675=
Cash Back to You
+$8,063Deal Summary
Cash to First Close
$49,762+
Holding Costs (2 mo)
$10,904+
Contingency Reserve
$3,225−
Cash Back at Refi
−$8,063=
Capital Left in Deal
$55,828Equity Position — Day 1 Post-Refi
ARV
$645,000−
DSCR Loan Balance
$483,750=
Equity in Property
$161,250 (25.0%)−
Capital Left in Deal
$55,828=
Value Created
$105,422$161,250 equity on $55,828 deployed = 2.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,427−
Property Taxes
$1,210−
Insurance
$403−
Maintenance (6% rent)
$206−
Management (6% rent)
$206=
OpEx Subtotal
$2,024=
Net Operating Income
$1,403−
DSCR P&I
$3,251/mo=
Net Cash Flow
−$1,848/moDSCR Ratios — Cash-Out vs No Cash-Out vs DSCR=1.0
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$483,750
Monthly P&I$3,251/mo
Net Cash Flow−$1,848/mo
Cash Back at Refi+$8,063
DSCR
0.432x✗ Fail
Lender DSCR
0.705x✗ Fail
No Cash-Out
73.7% LTV — breakeven refi
Loan Amount$475,438
Monthly P&I$3,195/mo
Net Cash Flow−$1,792/mo
Cash Back at Refi+$0
DSCR
0.439x✗ Fail
Lender DSCR
0.713x✗ Fail
DSCR = 1.00x
32.4% LTV — still short $258,649
Loan Amount$208,790
Monthly P&I$1,403/mo
Net Cash Flow$0/mo
Cash Still Required−$258,649
DSCR
1.000x✗ Fail
Lender DSCR
1.136x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,527/mo | +$2,100 needed |
| 1.10x | $5,896/mo | +$2,469 needed |
| 1.20x | $6,266/mo | +$2,839 needed |
| 1.30x ← | $6,635/mo | +$3,208 needed |
| 1.40x | $7,005/mo | +$3,578 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
0.432x
DSCR
Monthly Cash Flow
−$1,848/mo
Cash-on-Cash Yr 1
-50.9%
$43,538 left in deal
Acquisition Event — First Close
Purchase Price
$451,500+
Rehab Budget
$32,250+
Closing Costs5% of purchase
$22,575=
Total Cash to First Close
$506,325Holding Period — 2 Months
Property Taxes$1,210/mo × 2$2,419
Insurance$403/mo × 2$806
Total Holding Costs$3,225
Contingency Reserve10% of rehab — held, not at first close$3,225
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$483,750−
Origination Fee1 pts on $483,750
$4,838−
Closing Coststitle / appraisal / escrow
$9,675=
Net Cash Recovered
$469,238Deal Summary
Total Cash to First Close
$506,325+
Holding Costs (2 mo)
$3,225+
Contingency Reserve
$3,225−
Net Cash Recovered at Refi
$469,238=
Capital Left in Deal
$43,538Equity Position — Day 1 Post-Refi
ARV
$645,000−
DSCR Loan Balance
$483,750=
Equity in Property
$161,250 (25.0%)−
Capital Left in Deal
$43,538=
Value Created
$117,712$161,250 equity on $43,538 deployed = 3.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,427−
Property Taxes
$1,210−
Insurance
$403−
Maintenance (6% rent)
$206−
Management (6% rent)
$206=
OpEx Subtotal
$2,024=
Net Operating Income
$1,403−
DSCR P&I
$3,251/mo=
Net Cash Flow
−$1,848/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$483,750
Monthly P&I$3,251/mo
Net Cash Flow−$1,848/mo
Cash Still Required−$43,538
DSCR
0.432x✗ Fail
Lender DSCR
0.705x✗ Fail
No Cash-Out
75.0% LTV — capped short $43,538
Loan Amount$483,750
Monthly P&I$3,251/mo
Net Cash Flow−$1,848/mo
Cash Still Required−$43,538
DSCR
0.432x✗ Fail
Lender DSCR
0.705x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,527/mo | +$2,100 needed |
| 1.10x | $5,896/mo | +$2,469 needed |
| 1.20x | $6,266/mo | +$2,839 needed |
| 1.30x ← | $6,635/mo | +$3,208 needed |
| 1.40x | $7,005/mo | +$3,578 needed |