Fix and Flip Investment Properties in Montgomery County and Greater Houston
The Keegan Group helps investors acquire fix and flip properties with real upside - sourcing off-market, REO, foreclosure, and probate inventory, running true ARV and 70% rule math, and managing the rehab from acquisition to resale.
Request a Deal AnalysisFinding Flips With Real Upside, Not Just a Low Price
A good flip starts with the right purchase. The Keegan Group works investors across Montgomery County and Greater Houston to find properties where the numbers actually work - where the spread between acquisition, rehab, and resale leaves a real profit after every cost is accounted for.
That means sourcing from channels most buyers never see, pricing the finished product on sold comparables instead of guesswork, and identifying deals where the rehab, the timeline, and the spread actually hold up. We bring the local ground truth - which neighborhoods have room to run, which price ceilings are real, and which deals look good on paper but bleed cash in practice.
Where We Source Fix and Flip Inventory
The best flips rarely show up on the first page of the MLS. We work six channels to find inventory with genuine margin.
Off-market & direct outreach
Door-knocking, letters, and calls to owners of tired, inherited, or overleveraged properties before they ever hit the market.
MLS listings
Active and expired listings where motivated sellers, long days-on-market, or cosmetic issues create room to negotiate below asking.
REO & bank-owned
Lender-owned inventory cleared off their books, often sold as-is with clear title and room to build a relationship with listing agents.
Foreclosure & auction
Trustee sales and courthouse auctions where disciplined buyers can acquire at a discount, with the right title and cash-position homework.
Probate & estate
Properties tied up in an estate where heirs want a clean, fast sale and are open to an investor offer that removes the burden.
Distressed & value-add
Fire-damaged, water-damaged, board-up, or functionally obsolete homes that scare off owner-occupants and reward an investor with a plan.
Identifying Undervalued Homes and Value-Add Opportunities
A flip profit lives in the gap between what you pay and what the finished home sells for. We look for properties where the gap is real - where the issues are fixable and the neighborhood supports a higher finished value.
The best value-add deals scare off owner-occupants but reward an investor with a scope of work and a plan.
- Outdated kitchens and bathrooms in otherwise solid neighborhoods
- Functional obsolescence - bad layouts, too few baths, no master suite
- Cosmetic damage - flooring, paint, lighting, and landscaping deferred for years
- Estate or bank-owned sales sold strictly as-is
- Homes with high days-on-market and visible price reductions
- Properties priced below neighborhood average per square foot
ARV, the 70% Rule, and Maximum Allowable Offer
Two numbers decide whether a flip works: the after-repair value and the maximum you can pay and still profit.
After Repair Value (ARV)
ARV is what the home will sell for once the rehab is complete. We set it from recent sold comparables - similar homes, within a tight radius, sold in the last 3 to 6 months - adjusted for size, condition, and lot. Active listings are context, not proof. Sold comps are proof.
The 70% Rule & MAO
The 70% rule is a guardrail: a flipper should pay no more than 70% of ARV, minus the rehab budget and buying closing costs. That leaves roughly 30% to cover holding, selling, financing, and profit. Maximum Allowable Offer = ARV x 70% - rehab - buying costs. Stay at or below it and your margin has room.
From Acquisition to Resale
Six steps that take a flip from a lead to a closed resale with the margin intact.
Sourcing & qualifying the deal
We surface off-market, MLS, REO, foreclosure, and probate inventory, then filter for real upside - not just a low price.
ARV & comparable sales analysis
We pull recent sold comparables within a tight radius and time window to set a defensible after-repair value, not a wishful one.
Offer math & the 70% rule
We run the 70% rule - ARV x 70% minus rehab minus buying costs - to set a maximum allowable offer that protects your margin before you ever make an offer.
Rehab, budget & permit considerations
We help you assess whether a property's rehab needs and budget fit the deal, and flag the permit considerations that affect the timeline and resale value.
Carrying costs & financing
We map holding costs, closing costs, and short-term financing so you know your all-in before the deal closes, not after.
Renovation to resale timeline
We help you understand the timeline the deal requires and list the finished product on a schedule that protects your annualized return.
Rehab Budgeting & Permits
A line-item scope of work keeps the budget honest. We help you assess whether the property's rehab needs and budget fit the deal, and flag the permit considerations - structural, electrical, plumbing, and mechanical - that can affect the resale and the appraisal.
Holding, Closing & Selling Costs
Property taxes, insurance, and utilities add up every month you hold. Buying and selling closing costs, plus agent commission, come off both ends of the deal. We map every carrying and transaction cost up front so your all-in is real.
Short-Term Financing
Hard money loans and private money fund most flips - short-term, asset-based, with points paid upfront and interest accruing through the hold. We help you weigh rate, points, and term against your timeline so the cost of capital does not eat the profit.
Neighborhood, Price Point, and Exit Strategy
The right flip is the right flip in the right neighborhood. A finished home only sells for top dollar where buyers are actively competing. We help you pick neighborhoods with rising demand, price points where the buyer pool is deep, and an exit strategy - retail resale, rent-ready, or hold - that matches the deal and the market.
A flip in a neighborhood with a low price ceiling caps your ARV no matter how nice the renovation. A flip in a rising area with strong schools and commute access can support a higher finish and a faster sale. The neighborhood sets the ceiling; the rehab sets how close you get to it.
Local Knowledge That Supports Stronger Deals
The Keegan Group works The Woodlands, Conroe, Magnolia, Spring, and North Houston every day. We know which submarkets support a flip at a given price point, where the buyer pools are deepest, and which neighborhoods have a real ceiling and which are still climbing.
That local ground truth is what separates a flip that pencils on a calculator from one that actually closes, renovates, and resells on budget and on time. We bring the comps and the neighborhood read that turn a spreadsheet into the right property to buy.
Fix and Flip Calculator
Adjust any input and the results recalculate instantly - total project cost, cash invested, net profit, ROI, annualized ROI, cash-on-cash return, and your maximum allowable offer under the 70% rule.
Deal Inputs
Monthly holding costs should include property taxes, insurance, and utilities for the hold period.
Results
Net Profit
$12,900
Profitable dealROI
9.6%
Annualized ROI
19.3%
Cash-on-Cash
9.6%
Max Allowable Offer (70% Rule)
$176,000
ARV x 70% minus rehab budget minus buying closing costs. Stay at or below this number to protect your margin.
This calculator produces estimates only and is not financial advice or a loan commitment. Actual costs, rates, and timelines vary by deal, lender, and market.
Calculator results are estimates only and are not financial advice or a loan commitment. Actual costs, rates, and timelines vary by deal, lender, contractor, and market conditions.
Common Mistakes That Erode Flip Profits
- Overpaying because the ARV was based on hope, not sold comparables
- Underestimating the rehab budget by 15 to 25 percent
- Ignoring permit requirements that stall the resale and scare buyers
- Forgetting carrying costs - taxes, insurance, utilities - during the hold
- Choosing a neighborhood where the finished price ceiling is lower than your ARV
- Holding too long and letting interest and holding costs eat the margin
Request a Deal Analysis or Schedule a Consultation
Bring us a property you are considering, or tell us the neighborhood and price point you are targeting. We will run the ARV, the 70% rule, and the deal math against the local market so you walk in with real numbers.
