4207 Hoffman St, Houston, TX 77026
3bd / 1ba · 1,464 sqft · built 1951 · 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
96.9%
Flip ROI
Cash to First Close
$13,500
what you bring day 1
Net Profit
$21,594
Max Bid @ 20%
$126,397
$21,594 profit ÷ $22,281 total invested = 96.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$114,500
Purchase (95% LTV)
$104,500
Rehab (100%)
$10,000
Loan-to-ARV
65.4%
Monthly Interest
$953/mo
Down Payment5% of $110,000 purchase
$5,500+
Origination Fee1 pts on $114,500 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$244/mo × 6$1,462
Insurance$100/mo × 6$600
Total Holding Costs$7,781
Contingency Reserve10% of rehab — held, not at first close$1,000
Sale Event — Second Close
Sale Price (ARV)
$175,000−
HML Principal Payofffull IO loan balance
$114,500−
Closing Costs3.5% of sale price
$6,125−
Realtor Commission6% of sale price
$10,500=
Net Proceeds to You
$43,875Deal Summary
Net Proceeds at Closing
$43,875−
Cash to First Close
$13,500−
Holding Costs (6 mo)
$7,781−
Contingency Reserve
$1,000=
NET PROFIT
$21,594Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $128,487 | ✓ ok |
| 15% | $127,434 | ✓ ok |
| 20% ← | $126,397 | ✓ ok |
| 25% | $125,374 | ✓ ok |
| 30% | $124,365 | ✓ ok |
Scenario 2 — HM→DSCR
Hard money @ 9.99% IO → DSCR refi · 75% ARV · 7.1% / 30yr
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.344x
DSCR
Monthly Cash Flow
$304/mo
Cash-on-Cash Yr 1
85.1%
$4,281 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$114,500
Purchase (95% LTV)
$104,500
Rehab (100%)
$10,000
Loan-to-ARV
65.4%
Monthly Interest
$953/mo
Down Payment5% of $110,000 purchase
$5,500+
Origination Fee1 pts on $114,500 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$244/mo × 2$487
Insurance$100/mo × 2$200
Total Holding Costs$2,594
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$131,250−
HML Principal Payofffull IO loan balance
$114,500−
Origination Fee1 pts on $131,250
$1,313−
Closing Coststitle / appraisal / escrow
$2,625=
Cash Back to You
+$12,813Deal Summary
Cash to First Close
$13,500+
Holding Costs (2 mo)
$2,594+
Contingency Reserve
$1,000−
Cash Back at Refi
−$12,813=
Capital Left in Deal
$4,281Equity Position — Day 1 Post-Refi
ARV
$175,000−
DSCR Loan Balance
$131,250=
Equity in Property
$43,750 (25.0%)−
Capital Left in Deal
$4,281=
Value Created
$39,469$43,750 equity on $4,281 deployed = 10.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,738−
Property Taxes
$244−
Insurance
$100−
Maintenance (6% rent)
$104−
Management (6% rent)
$104=
OpEx Subtotal
$552=
Net Operating Income
$1,186−
DSCR P&I
$882/mo=
Net Cash Flow
$304/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$131,250
Monthly P&I$882/mo
Net Cash Flow$304/mo
Cash Back at Refi+$12,813
DSCR
1.344x✓ Pass
Lender DSCR
1.418x✓ Pass
No Cash-Out
67.5% LTV — breakeven refi
Loan Amount$118,041
Monthly P&I$793/mo
Net Cash Flow$392/mo
Cash Back at Refi+$0
DSCR
1.495x✓ Pass
Lender DSCR
1.529x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,393/mo | ✓ met |
| 1.10x | $1,493/mo | ✓ met |
| 1.20x | $1,593/mo | ✓ met |
| 1.30x ← | $1,694/mo | ✓ met |
| 1.40x | $1,794/mo | +$56 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.344x
DSCR
Monthly Cash Flow
$304/mo
Cash-on-Cash Yr 1
N/A
−$125 left in deal
Acquisition Event — First Close
Purchase Price
$110,000+
Rehab Budget
$10,000+
Closing Costs5% of purchase
$5,500=
Total Cash to First Close
$125,500Holding Period — 2 Months
Property Taxes$244/mo × 2$487
Insurance$100/mo × 2$200
Total Holding Costs$687
Contingency Reserve10% of rehab — held, not at first close$1,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$131,250−
Origination Fee1 pts on $131,250
$1,313−
Closing Coststitle / appraisal / escrow
$2,625=
Net Cash Recovered
$127,313Deal Summary
Total Cash to First Close
$125,500+
Holding Costs (2 mo)
$687+
Contingency Reserve
$1,000−
Net Cash Recovered at Refi
$127,313=
Capital Left in Deal
−$125Equity Position — Day 1 Post-Refi
ARV
$175,000−
DSCR Loan Balance
$131,250=
Equity in Property
$43,750 (25.0%)−
Capital Left in Deal
−$125=
Value Created
$43,875Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,738−
Property Taxes
$244−
Insurance
$100−
Maintenance (6% rent)
$104−
Management (6% rent)
$104=
OpEx Subtotal
$552=
Net Operating Income
$1,186−
DSCR P&I
$882/mo=
Net Cash Flow
$304/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$131,250
Monthly P&I$882/mo
Net Cash Flow$304/mo
Cash Back at Refi+$125
DSCR
1.344x✓ Pass
Lender DSCR
1.418x✓ Pass
No Cash-Out
74.9% LTV — breakeven refi
Loan Amount$131,121
Monthly P&I$881/mo
Net Cash Flow$305/mo
Cash Back at Refi+$0
DSCR
1.346x✓ Pass
Lender DSCR
1.419x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,393/mo | ✓ met |
| 1.10x | $1,493/mo | ✓ met |
| 1.20x | $1,593/mo | ✓ met |
| 1.30x ← | $1,694/mo | ✓ met |
| 1.40x | $1,794/mo | +$56 needed |