4806 Hummingbird St, Houston, TX 77035
3bd / 2ba · 1,869 sqft · built 1955 · Single Family (SFR)Analyzed Jun 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-178.1%
Flip ROI
Cash to First Close
$28,175
what you bring day 1
Net Profit
−$100,782
Max Bid @ 20%
$152,039
−$100,782 profit ÷ $56,592 total invested = -178.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$317,499
Purchase (95% LTV)
$237,499
Rehab (100%)
$80,000
Loan-to-ARV
105.1%
Monthly Interest
$2,643/mo
Down Payment5% of $249,999 purchase
$12,500+
Origination Fee1 pts on $317,499 loan
$3,175+
Closing Costs5% of purchase
$12,500=
Cash to First Close
$28,175Holding Period — 6 Months
HML Interest9.99% IO · $2,643/mo × 6$15,859
Property Taxes$485/mo × 6$2,909
Insurance$275/mo × 6$1,650
Total Holding Costs$20,418
Contingency Reserve10% of rehab — held, not at first close$8,000
Sale Event — Second Close
Sale Price (ARV)
$302,000−
HML Principal Payofffull IO loan balance
$317,499−
Closing Costs3.5% of sale price
$10,570−
Realtor Commission6% of sale price
$18,120=
Net Proceeds to You
−$44,189Deal Summary
Net Proceeds at Closing
−$44,189−
Cash to First Close
$28,175−
Holding Costs (6 mo)
$20,418−
Contingency Reserve
$8,000=
NET PROFIT
−$100,782Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $155,649 | −$94,350 |
| 15% | $153,831 | −$96,168 |
| 20% ← | $152,039 | −$97,960 |
| 25% | $150,272 | −$99,727 |
| 30% | $148,529 | −$101,470 |
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
0.794x
DSCR
Monthly Cash Flow
−$313/mo
Cash-on-Cash Yr 1
-2.7%
$140,775 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$317,499
Purchase (95% LTV)
$237,499
Rehab (100%)
$80,000
Loan-to-ARV
105.1%
Monthly Interest
$2,643/mo
Down Payment5% of $249,999 purchase
$12,500+
Origination Fee1 pts on $317,499 loan
$3,175+
Closing Costs5% of purchase
$12,500=
Cash to First Close
$28,175Holding Period — 2 Months
HML Interest9.99% IO · $2,643/mo × 2$5,286
Property Taxes$485/mo × 2$970
Insurance$275/mo × 2$550
Total Holding Costs$6,806
Contingency Reserve10% of rehab — held, not at first close$8,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$226,500−
HML Principal Payofffull IO loan balance
$317,499−
Origination Fee1 pts on $226,500
$2,265−
Closing Coststitle / appraisal / escrow
$4,530=
Cash to Bring to Close
−$97,794Deal Summary
Cash to First Close
$28,175+
Holding Costs (2 mo)
$6,806+
Contingency Reserve
$8,000−
Cash to Bring at Refi
+$97,794=
Capital Left in Deal
$140,775Equity Position — Day 1 Post-Refi
ARV
$302,000−
DSCR Loan Balance
$226,500=
Equity in Property
$75,500 (25.0%)−
Capital Left in Deal
$140,775=
Value Created
−$65,275$75,500 equity on $140,775 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,237−
Property Taxes
$485−
Insurance
$275−
Maintenance (6% rent)
$134−
Management (6% rent)
$134=
OpEx Subtotal
$1,028=
Net Operating Income
$1,209−
DSCR P&I
$1,522/mo=
Net Cash Flow
−$313/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$226,500
Monthly P&I$1,522/mo
Net Cash Flow−$313/mo
Cash Still Required−$97,794
DSCR
0.794x✗ Fail
Lender DSCR
0.980x✗ Fail
No Cash-Out
75.0% LTV — capped short $97,794
Loan Amount$226,500
Monthly P&I$1,522/mo
Net Cash Flow−$313/mo
Cash Still Required−$97,794
DSCR
0.794x✗ Fail
Lender DSCR
0.980x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,593/mo | +$356 needed |
| 1.10x | $2,766/mo | +$529 needed |
| 1.20x | $2,939/mo | +$702 needed |
| 1.30x ← | $3,112/mo | +$875 needed |
| 1.40x | $3,285/mo | +$1,048 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
0.794x
DSCR
Monthly Cash Flow
−$313/mo
Cash-on-Cash Yr 1
-2.8%
$132,313 left in deal
Acquisition Event — First Close
Purchase Price
$249,999+
Rehab Budget
$80,000+
Closing Costs5% of purchase
$12,500=
Total Cash to First Close
$342,499Holding Period — 2 Months
Property Taxes$485/mo × 2$970
Insurance$275/mo × 2$550
Total Holding Costs$1,519
Contingency Reserve10% of rehab — held, not at first close$8,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$226,500−
Origination Fee1 pts on $226,500
$2,265−
Closing Coststitle / appraisal / escrow
$4,530=
Net Cash Recovered
$219,705Deal Summary
Total Cash to First Close
$342,499+
Holding Costs (2 mo)
$1,519+
Contingency Reserve
$8,000−
Net Cash Recovered at Refi
$219,705=
Capital Left in Deal
$132,313Equity Position — Day 1 Post-Refi
ARV
$302,000−
DSCR Loan Balance
$226,500=
Equity in Property
$75,500 (25.0%)−
Capital Left in Deal
$132,313=
Value Created
−$56,813$75,500 equity on $132,313 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,237−
Property Taxes
$485−
Insurance
$275−
Maintenance (6% rent)
$134−
Management (6% rent)
$134=
OpEx Subtotal
$1,028=
Net Operating Income
$1,209−
DSCR P&I
$1,522/mo=
Net Cash Flow
−$313/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$226,500
Monthly P&I$1,522/mo
Net Cash Flow−$313/mo
Cash Still Required−$132,313
DSCR
0.794x✗ Fail
Lender DSCR
0.980x✗ Fail
No Cash-Out
75.0% LTV — capped short $132,313
Loan Amount$226,500
Monthly P&I$1,522/mo
Net Cash Flow−$313/mo
Cash Still Required−$132,313
DSCR
0.794x✗ Fail
Lender DSCR
0.980x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,593/mo | +$356 needed |
| 1.10x | $2,766/mo | +$529 needed |
| 1.20x | $2,939/mo | +$702 needed |
| 1.30x ← | $3,112/mo | +$875 needed |
| 1.40x | $3,285/mo | +$1,048 needed |