12190 Beamer Rd, Houston, TX 77089
2bd / 1.5ba · 1,318 sqft · built 1975 · Single Family (SFR)Analyzed Jun 9, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
62.5%
Flip ROI
Cash to First Close
$13,500
what you bring day 1
Net Profit
$14,090
Max Bid @ 20%
$119,793
$14,090 profit ÷ $22,546 total invested = 62.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$114,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$10,000
Loan-to-ARV
68.6%
Monthly Interest
$953/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $114,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 6 Months
HML Interest9.99% IO · $953/mo × 6$5,719
Property Taxes$288/mo × 6$1,727
Insurance$100/mo × 6$600
Total Holding Costs$8,046
Contingency Reserve10% of rehab — held, not at first close$1,000
Sale Event — Second Close
Sale Price (ARV)
$167,000−
HML Principal Payofffull IO loan balance
$114,499−
Closing Costs3.5% of sale price
$5,845−
Realtor Commission6% of sale price
$10,020=
Net Proceeds to You
$36,636Deal Summary
Net Proceeds at Closing
$36,636−
Cash to First Close
$13,500−
Holding Costs (6 mo)
$8,046−
Contingency Reserve
$1,000=
NET PROFIT
$14,090Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $121,812 | ✓ ok |
| 15% | $120,795 | ✓ ok |
| 20% ← | $119,793 | ✓ ok |
| 25% | $118,804 | ✓ ok |
| 30% | $117,830 | ✓ 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
1.125x
DSCR
Monthly Cash Flow
$105/mo
Cash-on-Cash Yr 1
12.4%
$10,188 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$114,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$10,000
Loan-to-ARV
68.6%
Monthly Interest
$953/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $114,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 2 Months
HML Interest9.99% IO · $953/mo × 2$1,906
Property Taxes$288/mo × 2$576
Insurance$100/mo × 2$200
Total Holding Costs$2,682
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$125,250−
HML Principal Payofffull IO loan balance
$114,499−
Origination Fee1 pts on $125,250
$1,253−
Closing Coststitle / appraisal / escrow
$2,505=
Cash Back to You
+$6,993Deal Summary
Cash to First Close
$13,500+
Holding Costs (2 mo)
$2,682+
Contingency Reserve
$1,000−
Cash Back at Refi
−$6,993=
Capital Left in Deal
$10,188Equity Position — Day 1 Post-Refi
ARV
$167,000−
DSCR Loan Balance
$125,250=
Equity in Property
$41,750 (25.0%)−
Capital Left in Deal
$10,188=
Value Created
$31,562$41,750 equity on $10,188 deployed = 4.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,517−
Property Taxes
$288−
Insurance
$100−
Maintenance (6% rent)
$91−
Management (6% rent)
$91=
OpEx Subtotal
$570=
Net Operating Income
$947−
DSCR P&I
$842/mo=
Net Cash Flow
$105/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$125,250
Monthly P&I$842/mo
Net Cash Flow$105/mo
Cash Back at Refi+$6,993
DSCR
1.125x✗ Fail
Lender DSCR
1.234x✓ Pass
No Cash-Out
70.7% LTV — breakeven refi
Loan Amount$118,040
Monthly P&I$793/mo
Net Cash Flow$154/mo
Cash Back at Refi+$0
DSCR
1.194x✗ Fail
Lender DSCR
1.284x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,397/mo | ✓ met |
| 1.10x | $1,493/mo | ✓ met |
| 1.20x | $1,588/mo | +$71 needed |
| 1.30x ← | $1,684/mo | +$167 needed |
| 1.40x | $1,780/mo | +$263 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
1.125x
DSCR
Monthly Cash Flow
$105/mo
Cash-on-Cash Yr 1
21.9%
$5,782 left in deal
Acquisition Event — First Close
Purchase Price
$109,999+
Rehab Budget
$10,000+
Closing Costs5% of purchase
$5,500=
Total Cash to First Close
$125,499Holding Period — 2 Months
Property Taxes$288/mo × 2$576
Insurance$100/mo × 2$200
Total Holding Costs$775
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$125,250−
Origination Fee1 pts on $125,250
$1,253−
Closing Coststitle / appraisal / escrow
$2,505=
Net Cash Recovered
$121,493Deal Summary
Total Cash to First Close
$125,499+
Holding Costs (2 mo)
$775+
Contingency Reserve
$1,000−
Net Cash Recovered at Refi
$121,493=
Capital Left in Deal
$5,782Equity Position — Day 1 Post-Refi
ARV
$167,000−
DSCR Loan Balance
$125,250=
Equity in Property
$41,750 (25.0%)−
Capital Left in Deal
$5,782=
Value Created
$35,968$41,750 equity on $5,782 deployed = 7.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,517−
Property Taxes
$288−
Insurance
$100−
Maintenance (6% rent)
$91−
Management (6% rent)
$91=
OpEx Subtotal
$570=
Net Operating Income
$947−
DSCR P&I
$842/mo=
Net Cash Flow
$105/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$125,250
Monthly P&I$842/mo
Net Cash Flow$105/mo
Cash Still Required−$5,782
DSCR
1.125x✗ Fail
Lender DSCR
1.234x✓ Pass
No Cash-Out
75.0% LTV — capped short $5,782
Loan Amount$125,250
Monthly P&I$842/mo
Net Cash Flow$105/mo
Cash Still Required−$5,782
DSCR
1.125x✗ Fail
Lender DSCR
1.234x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,397/mo | ✓ met |
| 1.10x | $1,493/mo | ✓ met |
| 1.20x | $1,588/mo | +$71 needed |
| 1.30x ← | $1,684/mo | +$167 needed |
| 1.40x | $1,780/mo | +$263 needed |