12418 Moorcreek Dr, Houston, TX 77070
3bd / 2.5ba · 3,223 sqft · built 1983 · Single Family (SFR)Analyzed Jul 14, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
2.2%
Flip ROI
Cash to First Close
$33,300
what you bring day 1
Net Profit
$1,320
Max Bid @ 20%
$290,728
$1,320 profit ÷ $59,641 total invested = 2.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$329,999
Purchase (95% LTV)
$284,999
Rehab (100%)
$45,000
Loan-to-ARV
76.4%
Monthly Interest
$2,747/mo
Down Payment5% of $299,999 purchase
$15,000+
Origination Fee1 pts on $329,999 loan
$3,300+
Closing Costs5% of purchase
$15,000=
Cash to First Close
$33,300Holding Period — 6 Months
HML Interest9.99% IO · $2,747/mo × 6$16,483
Property Taxes$606/mo × 6$3,633
Insurance$287/mo × 6$1,725
Total Holding Costs$21,841
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$432,000−
HML Principal Payofffull IO loan balance
$329,999−
Closing Costs3.5% of sale price
$15,120−
Realtor Commission6% of sale price
$25,920=
Net Proceeds to You
$60,961Deal Summary
Net Proceeds at Closing
$60,961−
Cash to First Close
$33,300−
Holding Costs (6 mo)
$21,841−
Contingency Reserve
$4,500=
NET PROFIT
$1,320Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $295,882 | −$4,117 |
| 15% | $293,287 | −$6,712 |
| 20% ← | $290,728 | −$9,271 |
| 25% | $288,206 | −$11,793 |
| 30% | $285,719 | −$14,280 |
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
0.550x
DSCR
Monthly Cash Flow
−$980/mo
Cash-on-Cash Yr 1
-19.3%
$60,799 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$329,999
Purchase (95% LTV)
$284,999
Rehab (100%)
$45,000
Loan-to-ARV
76.4%
Monthly Interest
$2,747/mo
Down Payment5% of $299,999 purchase
$15,000+
Origination Fee1 pts on $329,999 loan
$3,300+
Closing Costs5% of purchase
$15,000=
Cash to First Close
$33,300Holding Period — 2 Months
HML Interest9.99% IO · $2,747/mo × 2$5,494
Property Taxes$606/mo × 2$1,211
Insurance$287/mo × 2$575
Total Holding Costs$7,280
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$324,000−
HML Principal Payofffull IO loan balance
$329,999−
Origination Fee1 pts on $324,000
$3,240−
Closing Coststitle / appraisal / escrow
$6,480=
Cash to Bring to Close
−$15,719Deal Summary
Cash to First Close
$33,300+
Holding Costs (2 mo)
$7,280+
Contingency Reserve
$4,500−
Cash to Bring at Refi
+$15,719=
Capital Left in Deal
$60,799Equity Position — Day 1 Post-Refi
ARV
$432,000−
DSCR Loan Balance
$324,000=
Equity in Property
$108,000 (25.0%)−
Capital Left in Deal
$60,799=
Value Created
$47,201$108,000 equity on $60,799 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,375−
Property Taxes
$606−
Insurance
$287−
Maintenance (6% rent)
$143−
Management (6% rent)
$143=
OpEx Subtotal
$1,178=
Net Operating Income
$1,197−
DSCR P&I
$2,177/mo=
Net Cash Flow
−$980/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$324,000
Monthly P&I$2,177/mo
Net Cash Flow−$980/mo
Cash Still Required−$15,719
DSCR
0.550x✗ Fail
Lender DSCR
0.774x✗ Fail
No Cash-Out
75.0% LTV — capped short $15,719
Loan Amount$324,000
Monthly P&I$2,177/mo
Net Cash Flow−$980/mo
Cash Still Required−$15,719
DSCR
0.550x✗ Fail
Lender DSCR
0.774x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,489/mo | +$1,114 needed |
| 1.10x | $3,737/mo | +$1,362 needed |
| 1.20x | $3,984/mo | +$1,609 needed |
| 1.30x ← | $4,231/mo | +$1,856 needed |
| 1.40x | $4,479/mo | +$2,104 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
0.550x
DSCR
Monthly Cash Flow
−$980/mo
Cash-on-Cash Yr 1
-22.6%
$52,005 left in deal
Acquisition Event — First Close
Purchase Price
$299,999+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$15,000=
Total Cash to First Close
$359,999Holding Period — 2 Months
Property Taxes$606/mo × 2$1,211
Insurance$287/mo × 2$575
Total Holding Costs$1,786
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$324,000−
Origination Fee1 pts on $324,000
$3,240−
Closing Coststitle / appraisal / escrow
$6,480=
Net Cash Recovered
$314,280Deal Summary
Total Cash to First Close
$359,999+
Holding Costs (2 mo)
$1,786+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$314,280=
Capital Left in Deal
$52,005Equity Position — Day 1 Post-Refi
ARV
$432,000−
DSCR Loan Balance
$324,000=
Equity in Property
$108,000 (25.0%)−
Capital Left in Deal
$52,005=
Value Created
$55,995$108,000 equity on $52,005 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,375−
Property Taxes
$606−
Insurance
$287−
Maintenance (6% rent)
$143−
Management (6% rent)
$143=
OpEx Subtotal
$1,178=
Net Operating Income
$1,197−
DSCR P&I
$2,177/mo=
Net Cash Flow
−$980/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$324,000
Monthly P&I$2,177/mo
Net Cash Flow−$980/mo
Cash Still Required−$52,005
DSCR
0.550x✗ Fail
Lender DSCR
0.774x✗ Fail
No Cash-Out
75.0% LTV — capped short $52,005
Loan Amount$324,000
Monthly P&I$2,177/mo
Net Cash Flow−$980/mo
Cash Still Required−$52,005
DSCR
0.550x✗ Fail
Lender DSCR
0.774x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,489/mo | +$1,114 needed |
| 1.10x | $3,737/mo | +$1,362 needed |
| 1.20x | $3,984/mo | +$1,609 needed |
| 1.30x ← | $4,231/mo | +$1,856 needed |
| 1.40x | $4,479/mo | +$2,104 needed |