12326 Brandywyne Dr, Houston, TX 77077
3bd / 2ba · 1,713 sqft · built 1968 · Single Family (SFR)Analyzed May 28, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-48.7%
Flip ROI
Cash to First Close
$26,332
what you bring day 1
Net Profit
−$24,906
Max Bid @ 20%
$204,292
−$24,906 profit ÷ $51,167 total invested = -48.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$283,249
Purchase (95% LTV)
$223,249
Rehab (100%)
$60,000
Loan-to-ARV
82.8%
Monthly Interest
$2,358/mo
Down Payment5% of $234,999 purchase
$11,750+
Origination Fee1 pts on $283,249 loan
$2,832+
Closing Costs5% of purchase
$11,750=
Cash to First Close
$26,332Holding Period — 6 Months
HML Interest9.99% IO · $2,358/mo × 6$14,148
Property Taxes$535/mo × 6$3,212
Insurance$246/mo × 6$1,475
Total Holding Costs$18,835
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$342,000−
HML Principal Payofffull IO loan balance
$283,249−
Closing Costs3.5% of sale price
$11,970−
Realtor Commission6% of sale price
$20,520=
Net Proceeds to You
$26,261Deal Summary
Net Proceeds at Closing
$26,261−
Cash to First Close
$26,332−
Holding Costs (6 mo)
$18,835−
Contingency Reserve
$6,000=
NET PROFIT
−$24,906Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $208,386 | −$26,613 |
| 15% | $206,324 | −$28,675 |
| 20% ← | $204,292 | −$30,707 |
| 25% | $202,288 | −$32,711 |
| 30% | $200,311 | −$34,688 |
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
0.709x
DSCR
Monthly Cash Flow
−$501/mo
Cash-on-Cash Yr 1
-8.2%
$73,055 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$283,249
Purchase (95% LTV)
$223,249
Rehab (100%)
$60,000
Loan-to-ARV
82.8%
Monthly Interest
$2,358/mo
Down Payment5% of $234,999 purchase
$11,750+
Origination Fee1 pts on $283,249 loan
$2,832+
Closing Costs5% of purchase
$11,750=
Cash to First Close
$26,332Holding Period — 2 Months
HML Interest9.99% IO · $2,358/mo × 2$4,716
Property Taxes$535/mo × 2$1,071
Insurance$246/mo × 2$492
Total Holding Costs$6,278
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$256,500−
HML Principal Payofffull IO loan balance
$283,249−
Origination Fee1 pts on $256,500
$2,565−
Closing Coststitle / appraisal / escrow
$5,130=
Cash to Bring to Close
−$34,444Deal Summary
Cash to First Close
$26,332+
Holding Costs (2 mo)
$6,278+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$34,444=
Capital Left in Deal
$73,055Equity Position — Day 1 Post-Refi
ARV
$342,000−
DSCR Loan Balance
$256,500=
Equity in Property
$85,500 (25.0%)−
Capital Left in Deal
$73,055=
Value Created
$12,445$85,500 equity on $73,055 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,277−
Property Taxes
$535−
Insurance
$246−
Maintenance (6% rent)
$137−
Management (6% rent)
$137=
OpEx Subtotal
$1,054=
Net Operating Income
$1,223−
DSCR P&I
$1,724/mo=
Net Cash Flow
−$501/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$256,500
Monthly P&I$1,724/mo
Net Cash Flow−$501/mo
Cash Still Required−$34,444
DSCR
0.709x✗ Fail
Lender DSCR
0.909x✗ Fail
No Cash-Out
75.0% LTV — capped short $34,444
Loan Amount$256,500
Monthly P&I$1,724/mo
Net Cash Flow−$501/mo
Cash Still Required−$34,444
DSCR
0.709x✗ Fail
Lender DSCR
0.909x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,846/mo | +$569 needed |
| 1.10x | $3,042/mo | +$765 needed |
| 1.20x | $3,238/mo | +$961 needed |
| 1.30x ← | $3,434/mo | +$1,157 needed |
| 1.40x | $3,630/mo | +$1,353 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
0.709x
DSCR
Monthly Cash Flow
−$501/mo
Cash-on-Cash Yr 1
-9.2%
$65,506 left in deal
Acquisition Event — First Close
Purchase Price
$234,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$11,750=
Total Cash to First Close
$306,749Holding Period — 2 Months
Property Taxes$535/mo × 2$1,071
Insurance$246/mo × 2$492
Total Holding Costs$1,562
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$256,500−
Origination Fee1 pts on $256,500
$2,565−
Closing Coststitle / appraisal / escrow
$5,130=
Net Cash Recovered
$248,805Deal Summary
Total Cash to First Close
$306,749+
Holding Costs (2 mo)
$1,562+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$248,805=
Capital Left in Deal
$65,506Equity Position — Day 1 Post-Refi
ARV
$342,000−
DSCR Loan Balance
$256,500=
Equity in Property
$85,500 (25.0%)−
Capital Left in Deal
$65,506=
Value Created
$19,994$85,500 equity on $65,506 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,277−
Property Taxes
$535−
Insurance
$246−
Maintenance (6% rent)
$137−
Management (6% rent)
$137=
OpEx Subtotal
$1,054=
Net Operating Income
$1,223−
DSCR P&I
$1,724/mo=
Net Cash Flow
−$501/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$256,500
Monthly P&I$1,724/mo
Net Cash Flow−$501/mo
Cash Still Required−$65,506
DSCR
0.709x✗ Fail
Lender DSCR
0.909x✗ Fail
No Cash-Out
75.0% LTV — capped short $65,506
Loan Amount$256,500
Monthly P&I$1,724/mo
Net Cash Flow−$501/mo
Cash Still Required−$65,506
DSCR
0.709x✗ Fail
Lender DSCR
0.909x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,846/mo | +$569 needed |
| 1.10x | $3,042/mo | +$765 needed |
| 1.20x | $3,238/mo | +$961 needed |
| 1.30x ← | $3,434/mo | +$1,157 needed |
| 1.40x | $3,630/mo | +$1,353 needed |