806 Cascade Creek Dr, Katy, TX 77450
4bd / 2.5ba · 1,739 sqft · built 1978 · Single Family (SFR)Analyzed Aug 26, 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
41.3%
Flip ROI
Cash to First Close
$21,750
what you bring day 1
Net Profit
$15,274
Max Bid @ 20%
$199,945
$15,274 profit ÷ $36,976 total invested = 41.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$196,625
Purchase (95% LTV)
$182,875
Rehab (100%)
$13,750
Loan-to-ARV
71.5%
Monthly Interest
$1,637/mo
Down Payment5% of $192,500 purchase
$9,625+
Origination Fee1 pts on $196,625 loan
$2,500+
Closing Costs5% of purchase
$9,625=
Cash to First Close
$21,750Holding Period — 6 Months
HML Interest9.99% IO · $1,637/mo × 6$9,821
Property Taxes$500/mo × 6$2,999
Insurance$172/mo × 6$1,031
Total Holding Costs$13,851
Contingency Reserve10% of rehab — held, not at first close$1,375
Sale Event — Second Close
Sale Price (ARV)
$275,000−
HML Principal Payofffull IO loan balance
$196,625−
Closing Costs3.5% of sale price
$9,625−
Realtor Commission6% of sale price
$16,500=
Net Proceeds to You
$52,250Deal Summary
Net Proceeds at Closing
$52,250−
Cash to First Close
$21,750−
Holding Costs (6 mo)
$13,851−
Contingency Reserve
$1,375=
NET PROFIT
$15,274Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $203,282 | ✓ ok |
| 15% | $201,601 | ✓ ok |
| 20% ← | $199,945 | ✓ ok |
| 25% | $198,311 | ✓ ok |
| 30% | $196,701 | ✓ 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
1.103x
DSCR
Monthly Cash Flow
$143/mo
Cash-on-Cash Yr 1
7.1%
$24,305 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$196,625
Purchase (95% LTV)
$182,875
Rehab (100%)
$13,750
Loan-to-ARV
71.5%
Monthly Interest
$1,637/mo
Down Payment5% of $192,500 purchase
$9,625+
Origination Fee1 pts on $196,625 loan
$2,500+
Closing Costs5% of purchase
$9,625=
Cash to First Close
$21,750Holding Period — 2 Months
HML Interest9.99% IO · $1,637/mo × 2$3,274
Property Taxes$500/mo × 2$1,000
Insurance$172/mo × 2$344
Total Holding Costs$4,617
Contingency Reserve10% of rehab — held, not at first close$1,375
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$206,250−
HML Principal Payofffull IO loan balance
$196,625−
Origination Fee1 pts on $206,250
$2,063−
Closing Coststitle / appraisal / escrow
$4,125=
Cash Back to You
+$3,438Deal Summary
Cash to First Close
$21,750+
Holding Costs (2 mo)
$4,617+
Contingency Reserve
$1,375−
Cash Back at Refi
−$3,438=
Capital Left in Deal
$24,305Equity Position — Day 1 Post-Refi
ARV
$275,000−
DSCR Loan Balance
$206,250=
Equity in Property
$68,750 (25.0%)−
Capital Left in Deal
$24,305=
Value Created
$44,445$68,750 equity on $24,305 deployed = 2.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,501−
Property Taxes
$500−
Insurance
$172−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$972=
Net Operating Income
$1,529−
DSCR P&I
$1,386/mo=
Net Cash Flow
$143/moDSCR Ratios — Cash-Out vs No Cash-Out vs DSCR=1.0
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$206,250
Monthly P&I$1,386/mo
Net Cash Flow$143/mo
Cash Back at Refi+$3,438
DSCR
1.103x✗ Fail
Lender DSCR
1.215x✓ Pass
No Cash-Out
73.7% LTV — breakeven refi
Loan Amount$202,706
Monthly P&I$1,362/mo
Net Cash Flow$167/mo
Cash Back at Refi+$0
DSCR
1.123x✗ Fail
Lender DSCR
1.230x✓ Pass
DSCR = 1.00x
Not DSCR-constrained — the 75% ARV cash-out loan already clears 1.103xx.
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,338/mo | ✓ met |
| 1.10x | $2,496/mo | ✓ met |
| 1.20x | $2,653/mo | +$152 needed |
| 1.30x ← | $2,811/mo | +$310 needed |
| 1.40x | $2,968/mo | +$467 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
1.103x
DSCR
Monthly Cash Flow
$143/mo
Cash-on-Cash Yr 1
9.3%
$18,531 left in deal
Acquisition Event — First Close
Purchase Price
$192,500+
Rehab Budget
$13,750+
Closing Costs5% of purchase
$9,625=
Total Cash to First Close
$215,875Holding Period — 2 Months
Property Taxes$500/mo × 2$1,000
Insurance$172/mo × 2$344
Total Holding Costs$1,343
Contingency Reserve10% of rehab — held, not at first close$1,375
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$206,250−
Origination Fee1 pts on $206,250
$2,063−
Closing Coststitle / appraisal / escrow
$4,125=
Net Cash Recovered
$200,063Deal Summary
Total Cash to First Close
$215,875+
Holding Costs (2 mo)
$1,343+
Contingency Reserve
$1,375−
Net Cash Recovered at Refi
$200,063=
Capital Left in Deal
$18,531Equity Position — Day 1 Post-Refi
ARV
$275,000−
DSCR Loan Balance
$206,250=
Equity in Property
$68,750 (25.0%)−
Capital Left in Deal
$18,531=
Value Created
$50,219$68,750 equity on $18,531 deployed = 3.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,501−
Property Taxes
$500−
Insurance
$172−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$972=
Net Operating Income
$1,529−
DSCR P&I
$1,386/mo=
Net Cash Flow
$143/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$206,250
Monthly P&I$1,386/mo
Net Cash Flow$143/mo
Cash Still Required−$18,531
DSCR
1.103x✗ Fail
Lender DSCR
1.215x✓ Pass
No Cash-Out
75.0% LTV — capped short $18,531
Loan Amount$206,250
Monthly P&I$1,386/mo
Net Cash Flow$143/mo
Cash Still Required−$18,531
DSCR
1.103x✗ Fail
Lender DSCR
1.215x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,338/mo | ✓ met |
| 1.10x | $2,496/mo | ✓ met |
| 1.20x | $2,653/mo | +$152 needed |
| 1.30x ← | $2,811/mo | +$310 needed |
| 1.40x | $2,968/mo | +$467 needed |