1077 Trinidad St, Beaumont, TX 77703
1,079 sqft · built 1962 · Single Family (SFR)Analyzed Jun 3, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-131.8%
Flip ROI
Cash to First Close
$7,000
what you bring day 1
Net Profit
−$22,363
Max Bid @ 20%
$24,192
−$22,363 profit ÷ $16,969 total invested = -131.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$87,749
Purchase (95% LTV)
$42,749
Rehab (100%)
$45,000
Loan-to-ARV
96.4%
Monthly Interest
$731/mo
Down Payment5% of $44,999 purchase
$2,250+
Origination Fee1 pts on $87,749 loan
$2,500+
Closing Costs5% of purchase
$2,250=
Cash to First Close
$7,000Holding Period — 6 Months
HML Interest9.99% IO · $731/mo × 6$4,383
Property Taxes$106/mo × 6$636
Insurance$75/mo × 6$450
Total Holding Costs$5,469
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$91,000−
HML Principal Payofffull IO loan balance
$87,749−
Closing Costs3.5% of sale price
$3,185−
Realtor Commission6% of sale price
$5,460=
Net Proceeds to You
−$5,394Deal Summary
Net Proceeds at Closing
−$5,394−
Cash to First Close
$7,000−
Holding Costs (6 mo)
$5,469−
Contingency Reserve
$4,500=
NET PROFIT
−$22,363Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $25,254 | −$19,745 |
| 15% | $24,720 | −$20,279 |
| 20% ← | $24,192 | −$20,807 |
| 25% | $23,673 | −$21,326 |
| 30% | $23,160 | −$21,839 |
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
1.255x
DSCR
Monthly Cash Flow
$117/mo
Cash-on-Cash Yr 1
4.0%
$34,869 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$87,749
Purchase (95% LTV)
$42,749
Rehab (100%)
$45,000
Loan-to-ARV
96.4%
Monthly Interest
$731/mo
Down Payment5% of $44,999 purchase
$2,250+
Origination Fee1 pts on $87,749 loan
$2,500+
Closing Costs5% of purchase
$2,250=
Cash to First Close
$7,000Holding Period — 2 Months
HML Interest9.99% IO · $731/mo × 2$1,461
Property Taxes$106/mo × 2$212
Insurance$75/mo × 2$150
Total Holding Costs$1,823
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$68,250−
HML Principal Payofffull IO loan balance
$87,749−
Origination Fee1 pts on $68,250
$683−
Closing Coststitle / appraisal / escrow
$1,365=
Cash to Bring to Close
−$21,547Deal Summary
Cash to First Close
$7,000+
Holding Costs (2 mo)
$1,823+
Contingency Reserve
$4,500−
Cash to Bring at Refi
+$21,547=
Capital Left in Deal
$34,869Equity Position — Day 1 Post-Refi
ARV
$91,000−
DSCR Loan Balance
$68,250=
Equity in Property
$22,750 (25.0%)−
Capital Left in Deal
$34,869=
Value Created
−$12,119$22,750 equity on $34,869 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$860−
Property Taxes
$106−
Insurance
$75−
Maintenance (6% rent)
$52−
Management (6% rent)
$52=
OpEx Subtotal
$284=
Net Operating Income
$576−
DSCR P&I
$459/mo=
Net Cash Flow
$117/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$68,250
Monthly P&I$459/mo
Net Cash Flow$117/mo
Cash Still Required−$21,547
DSCR
1.255x✗ Fail
Lender DSCR
1.344x✓ Pass
No Cash-Out
75.0% LTV — capped short $21,547
Loan Amount$68,250
Monthly P&I$459/mo
Net Cash Flow$117/mo
Cash Still Required−$21,547
DSCR
1.255x✗ Fail
Lender DSCR
1.344x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $727/mo | ✓ met |
| 1.10x | $779/mo | ✓ met |
| 1.20x | $831/mo | ✓ met |
| 1.30x ← | $883/mo | +$23 needed |
| 1.40x | $935/mo | +$75 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
1.255x
DSCR
Monthly Cash Flow
$117/mo
Cash-on-Cash Yr 1
4.5%
$30,908 left in deal
Acquisition Event — First Close
Purchase Price
$44,999+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$2,250=
Total Cash to First Close
$92,249Holding Period — 2 Months
Property Taxes$106/mo × 2$212
Insurance$75/mo × 2$150
Total Holding Costs$362
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$68,250−
Origination Fee1 pts on $68,250
$683−
Closing Coststitle / appraisal / escrow
$1,365=
Net Cash Recovered
$66,203Deal Summary
Total Cash to First Close
$92,249+
Holding Costs (2 mo)
$362+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$66,203=
Capital Left in Deal
$30,908Equity Position — Day 1 Post-Refi
ARV
$91,000−
DSCR Loan Balance
$68,250=
Equity in Property
$22,750 (25.0%)−
Capital Left in Deal
$30,908=
Value Created
−$8,158$22,750 equity on $30,908 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$860−
Property Taxes
$106−
Insurance
$75−
Maintenance (6% rent)
$52−
Management (6% rent)
$52=
OpEx Subtotal
$284=
Net Operating Income
$576−
DSCR P&I
$459/mo=
Net Cash Flow
$117/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$68,250
Monthly P&I$459/mo
Net Cash Flow$117/mo
Cash Still Required−$30,908
DSCR
1.255x✗ Fail
Lender DSCR
1.344x✓ Pass
No Cash-Out
75.0% LTV — capped short $30,908
Loan Amount$68,250
Monthly P&I$459/mo
Net Cash Flow$117/mo
Cash Still Required−$30,908
DSCR
1.255x✗ Fail
Lender DSCR
1.344x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $727/mo | ✓ met |
| 1.10x | $779/mo | ✓ met |
| 1.20x | $831/mo | ✓ met |
| 1.30x ← | $883/mo | +$23 needed |
| 1.40x | $935/mo | +$75 needed |