511 Briscoe Ct, Dickinson, TX 77539
2,406 sqft · built 2006 · Single Family (SFR)Analyzed May 27, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
11.0%
Flip ROI
Cash to First Close
$22,500
what you bring day 1
Net Profit
$4,726
Max Bid @ 20%
$196,804
$4,726 profit ÷ $43,110 total invested = 11.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,999
Purchase (95% LTV)
$189,999
Rehab (100%)
$40,000
Loan-to-ARV
74.9%
Monthly Interest
$1,915/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee1 pts on $229,999 loan
$2,500+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$22,500Holding Period — 6 Months
HML Interest9.99% IO · $1,915/mo × 6$11,488
Property Taxes$654/mo × 6$3,922
Insurance$200/mo × 6$1,200
Total Holding Costs$16,610
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$307,000−
HML Principal Payofffull IO loan balance
$229,999−
Closing Costs3.5% of sale price
$10,745−
Realtor Commission6% of sale price
$18,420=
Net Proceeds to You
$47,836Deal Summary
Net Proceeds at Closing
$47,836−
Cash to First Close
$22,500−
Holding Costs (6 mo)
$16,610−
Contingency Reserve
$4,000=
NET PROFIT
$4,726Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $200,562 | ✓ ok |
| 15% | $198,670 | −$1,329 |
| 20% ← | $196,804 | −$3,195 |
| 25% | $194,965 | −$5,034 |
| 30% | $193,151 | −$6,848 |
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
0.773x
DSCR
Monthly Cash Flow
−$351/mo
Cash-on-Cash Yr 1
-10.9%
$38,693 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,999
Purchase (95% LTV)
$189,999
Rehab (100%)
$40,000
Loan-to-ARV
74.9%
Monthly Interest
$1,915/mo
Down Payment5% of $199,999 purchase
$10,000+
Origination Fee1 pts on $229,999 loan
$2,500+
Closing Costs5% of purchase
$10,000=
Cash to First Close
$22,500Holding Period — 2 Months
HML Interest9.99% IO · $1,915/mo × 2$3,829
Property Taxes$654/mo × 2$1,307
Insurance$200/mo × 2$400
Total Holding Costs$5,537
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$230,250−
HML Principal Payofffull IO loan balance
$229,999−
Origination Fee1 pts on $230,250
$2,303−
Closing Coststitle / appraisal / escrow
$4,605=
Cash to Bring to Close
−$6,657Deal Summary
Cash to First Close
$22,500+
Holding Costs (2 mo)
$5,537+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$6,657=
Capital Left in Deal
$38,693Equity Position — Day 1 Post-Refi
ARV
$307,000−
DSCR Loan Balance
$230,250=
Equity in Property
$76,750 (25.0%)−
Capital Left in Deal
$38,693=
Value Created
$38,057$76,750 equity on $38,693 deployed = 2.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,329−
Property Taxes
$654−
Insurance
$200−
Maintenance (6% rent)
$140−
Management (6% rent)
$140=
OpEx Subtotal
$1,133=
Net Operating Income
$1,196−
DSCR P&I
$1,547/mo=
Net Cash Flow
−$351/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$230,250
Monthly P&I$1,547/mo
Net Cash Flow−$351/mo
Cash Still Required−$6,657
DSCR
0.773x✗ Fail
Lender DSCR
0.970x✗ Fail
No Cash-Out
75.0% LTV — capped short $6,657
Loan Amount$230,250
Monthly P&I$1,547/mo
Net Cash Flow−$351/mo
Cash Still Required−$6,657
DSCR
0.773x✗ Fail
Lender DSCR
0.970x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,728/mo | +$399 needed |
| 1.10x | $2,904/mo | +$575 needed |
| 1.20x | $3,080/mo | +$751 needed |
| 1.30x ← | $3,256/mo | +$927 needed |
| 1.40x | $3,432/mo | +$1,103 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
0.773x
DSCR
Monthly Cash Flow
−$351/mo
Cash-on-Cash Yr 1
-13.0%
$32,364 left in deal
Acquisition Event — First Close
Purchase Price
$199,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$10,000=
Total Cash to First Close
$249,999Holding Period — 2 Months
Property Taxes$654/mo × 2$1,307
Insurance$200/mo × 2$400
Total Holding Costs$1,707
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$230,250−
Origination Fee1 pts on $230,250
$2,303−
Closing Coststitle / appraisal / escrow
$4,605=
Net Cash Recovered
$223,343Deal Summary
Total Cash to First Close
$249,999+
Holding Costs (2 mo)
$1,707+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$223,343=
Capital Left in Deal
$32,364Equity Position — Day 1 Post-Refi
ARV
$307,000−
DSCR Loan Balance
$230,250=
Equity in Property
$76,750 (25.0%)−
Capital Left in Deal
$32,364=
Value Created
$44,386$76,750 equity on $32,364 deployed = 2.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,329−
Property Taxes
$654−
Insurance
$200−
Maintenance (6% rent)
$140−
Management (6% rent)
$140=
OpEx Subtotal
$1,133=
Net Operating Income
$1,196−
DSCR P&I
$1,547/mo=
Net Cash Flow
−$351/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$230,250
Monthly P&I$1,547/mo
Net Cash Flow−$351/mo
Cash Still Required−$32,364
DSCR
0.773x✗ Fail
Lender DSCR
0.970x✗ Fail
No Cash-Out
75.0% LTV — capped short $32,364
Loan Amount$230,250
Monthly P&I$1,547/mo
Net Cash Flow−$351/mo
Cash Still Required−$32,364
DSCR
0.773x✗ Fail
Lender DSCR
0.970x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,728/mo | +$399 needed |
| 1.10x | $2,904/mo | +$575 needed |
| 1.20x | $3,080/mo | +$751 needed |
| 1.30x ← | $3,256/mo | +$927 needed |
| 1.40x | $3,432/mo | +$1,103 needed |