MMX Group/2638 Pine Village Dr, Houston, TX 77080
Flip-43.0%✗
HM→DSCR0.532x✗
Cash→DSCR0.532x✗
New Deal

2638 Pine Village Dr, Houston, TX 77080

3bd / 2ba · 1,697 sqft · built 1960 · Single Family (SFR)Analyzed Jun 23, 2026
Flip ROI
-43.0%
FAIL
−$30,134 loss
6-mo hold · profit ÷ cash out
DSCR — 75% LTV
0.532x
FAIL
cash-out refi · NOI / debt service
DSCR — No Cash-Out
0.532x
FAIL
75.0% LTV · capped, short $46,729
Max Bid @ 20%
$226,428
FAIL
✗ $38,571 over max
Total Invested
$53,687
down + points + costs + holding, pre-refi
Cash Left in Deal
$100,416
after HM → DSCR cash-out refi
Value Generated
$73,001
ARV − purchase − rehab (instant equity)
Starting Equity %
25.0%
ARV − DSCR loan ÷ ARV, day 1 post-refi
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-43.0%
Flip ROI
Cash to First Close
$30,517
what you bring day 1
Net Profit
−$30,134
Max Bid @ 20%
$226,428
−$30,134 profit  ÷  $70,025 total invested  =  -43.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$401,749
Purchase (95% LTV)
$251,749
Rehab (100%)
$150,000
Loan-to-ARV
82.3%
Monthly Interest
$3,345/mo
Down Payment5% of $264,999 purchase
$13,250
+
Origination Fee1 pts on $401,749 loan
$4,017
+
Closing Costs5% of purchase
$13,250
=
Cash to First Close
$30,517
Holding Period — 6 Months
HML Interest9.99% IO · $3,345/mo × 6$20,067
Property Taxes$394/mo × 6$2,365
Insurance$346/mo × 6$2,075
Total Holding Costs$24,507
Contingency Reserve10% of rehab — held, not at first close$15,000
Sale Event — Second Close
Sale Price (ARV)
$488,000
−
HML Principal Payofffull IO loan balance
$401,749
−
Closing Costs3.5% of sale price
$17,080
−
Realtor Commission6% of sale price
$29,280
=
Net Proceeds to You
$39,891
Deal Summary
Net Proceeds at Closing
$39,891
−
Cash to First Close
$30,517
−
Holding Costs (6 mo)
$24,507
−
Contingency Reserve
$15,000
=
NET PROFIT
−$30,134
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$232,081−$32,918
15%$229,234−$35,765
20% ←$226,428−$38,571
25%$223,661−$41,338
30%$220,932−$44,067
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
0.532x
DSCR
Monthly Cash Flow
−$1,152/mo
Cash-on-Cash Yr 1
-13.8%
$100,416 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$401,749
Purchase (95% LTV)
$251,749
Rehab (100%)
$150,000
Loan-to-ARV
82.3%
Monthly Interest
$3,345/mo
Down Payment5% of $264,999 purchase
$13,250
+
Origination Fee1 pts on $401,749 loan
$4,017
+
Closing Costs5% of purchase
$13,250
=
Cash to First Close
$30,517
Holding Period — 2 Months
HML Interest9.99% IO · $3,345/mo × 2$6,689
Property Taxes$394/mo × 2$788
Insurance$346/mo × 2$692
Total Holding Costs$8,169
Contingency Reserve10% of rehab — held, not at first close$15,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$366,000
−
HML Principal Payofffull IO loan balance
$401,749
−
Origination Fee1 pts on $366,000
$3,660
−
Closing Coststitle / appraisal / escrow
$7,320
=
Cash to Bring to Close
−$46,729
Deal Summary
Cash to First Close
$30,517
+
Holding Costs (2 mo)
$8,169
+
Contingency Reserve
$15,000
−
Cash to Bring at Refi
+$46,729
=
Capital Left in Deal
$100,416
Equity Position — Day 1 Post-Refi
ARV
$488,000
−
DSCR Loan Balance
$366,000
=
Equity in Property
$122,000 (25.0%)
−
Capital Left in Deal
$100,416
=
Value Created
$21,584
$122,000 equity on $100,416 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,327
−
Property Taxes
$394
−
Insurance
$346
−
Maintenance (6% rent)
$140
−
Management (6% rent)
$140
=
OpEx Subtotal
$1,019
=
Net Operating Income
$1,308
−
DSCR P&I
$2,460/mo
=
Net Cash Flow
−$1,152/mo
DSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$366,000
Monthly P&I$2,460/mo
Net Cash Flow−$1,152/mo
Cash Still Required−$46,729
DSCR
0.532x✗ Fail
Lender DSCR
0.727x✗ Fail
No Cash-Out
75.0% LTV — capped short $46,729
Loan Amount$366,000
Monthly P&I$2,460/mo
Net Cash Flow−$1,152/mo
Cash Still Required−$46,729
DSCR
0.532x✗ Fail
Lender DSCR
0.727x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,636/mo+$1,309 needed
1.10x$3,915/mo+$1,588 needed
1.20x$4,195/mo+$1,868 needed
1.30x ←$4,474/mo+$2,147 needed
1.40x$4,754/mo+$2,427 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
0.532x
DSCR
Monthly Cash Flow
−$1,152/mo
Cash-on-Cash Yr 1
-15.4%
$89,709 left in deal
Acquisition Event — First Close
Purchase Price
$264,999
+
Rehab Budget
$150,000
+
Closing Costs5% of purchase
$13,250
=
Total Cash to First Close
$428,249
Holding Period — 2 Months
Property Taxes$394/mo × 2$788
Insurance$346/mo × 2$692
Total Holding Costs$1,480
Contingency Reserve10% of rehab — held, not at first close$15,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$366,000
−
Origination Fee1 pts on $366,000
$3,660
−
Closing Coststitle / appraisal / escrow
$7,320
=
Net Cash Recovered
$355,020
Deal Summary
Total Cash to First Close
$428,249
+
Holding Costs (2 mo)
$1,480
+
Contingency Reserve
$15,000
−
Net Cash Recovered at Refi
$355,020
=
Capital Left in Deal
$89,709
Equity Position — Day 1 Post-Refi
ARV
$488,000
−
DSCR Loan Balance
$366,000
=
Equity in Property
$122,000 (25.0%)
−
Capital Left in Deal
$89,709
=
Value Created
$32,291
$122,000 equity on $89,709 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,327
−
Property Taxes
$394
−
Insurance
$346
−
Maintenance (6% rent)
$140
−
Management (6% rent)
$140
=
OpEx Subtotal
$1,019
=
Net Operating Income
$1,308
−
DSCR P&I
$2,460/mo
=
Net Cash Flow
−$1,152/mo
DSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$366,000
Monthly P&I$2,460/mo
Net Cash Flow−$1,152/mo
Cash Still Required−$89,709
DSCR
0.532x✗ Fail
Lender DSCR
0.727x✗ Fail
No Cash-Out
75.0% LTV — capped short $89,709
Loan Amount$366,000
Monthly P&I$2,460/mo
Net Cash Flow−$1,152/mo
Cash Still Required−$89,709
DSCR
0.532x✗ Fail
Lender DSCR
0.727x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,636/mo+$1,309 needed
1.10x$3,915/mo+$1,588 needed
1.20x$4,195/mo+$1,868 needed
1.30x ←$4,474/mo+$2,147 needed
1.40x$4,754/mo+$2,427 needed
30-Year Hold Projection
Click to expand
DSCR loan $366,000 @ 7.1% · 3% rent growth · Via Hard Money · Via All Cash (same DSCR loan)
2638 Pine Village Dr, Houston, TX 77080 — MX Analyzer