5226 Longmeadow St, Houston, TX 77033
3bd / 1.5ba · 1,292 sqft · built 1950 · Single Family (SFR)Analyzed Jul 18, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-187.9%
Flip ROI
Cash to First Close
$11,474
what you bring day 1
Net Profit
−$49,867
Max Bid @ 20%
$38,145
−$49,867 profit ÷ $26,533 total invested = -187.9%
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$143,699
Purchase (95% LTV)
$81,699
Rehab (100%)
$62,000
Loan-to-ARV
108.0%
Monthly Interest
$1,138/mo
Down Payment5% of $85,999 purchase
$4,300+
Origination Fee2 pts on $143,699 loan
$2,874+
Closing Costs5% of purchase
$4,300=
Cash to First Close
$11,474Holding Period — 6 Months
HML Interest9.5% IO · $1,138/mo × 6$6,826
Property Taxes$216/mo × 6$1,294
Insurance$123/mo × 6$740
Total Holding Costs$8,859
Contingency Reserve10% of rehab — held, not at first close$6,200
Sale Event — Second Close
Sale Price (ARV)
$133,000−
HML Principal Payofffull IO loan balance
$143,699−
Closing Costs3.5% of sale price
$4,655−
Realtor Commission6% of sale price
$7,980=
Net Proceeds to You
−$23,334Deal Summary
Net Proceeds at Closing
−$23,334−
Cash to First Close
$11,474−
Holding Costs (6 mo)
$8,859−
Contingency Reserve
$6,200=
NET PROFIT
−$49,867Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $39,768 | −$46,231 |
| 15% | $38,950 | −$47,049 |
| 20% ← | $38,145 | −$47,854 |
| 25% | $37,351 | −$48,648 |
| 30% | $36,568 | −$49,431 |
Scenario 2 — HM→DSCR
Hard money @ 9.5% IO → DSCR refi · 75% ARV · 6.5% / 30yr
✅
PASSES DSCR
Min 1.30x · 6.5% / 30-yr DSCR · 75% of ARV
1.795x
DSCR
Monthly Cash Flow
$501/mo
Cash-on-Cash Yr 1
8.1%
$74,472 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.5% Interest-Only
Loan Amount
$143,699
Purchase (95% LTV)
$81,699
Rehab (100%)
$62,000
Loan-to-ARV
108.0%
Monthly Interest
$1,138/mo
Down Payment5% of $85,999 purchase
$4,300+
Origination Fee2 pts on $143,699 loan
$2,874+
Closing Costs5% of purchase
$4,300=
Cash to First Close
$11,474Holding Period — 6 Months
HML Interest9.5% IO · $1,138/mo × 6$6,826
Property Taxes$216/mo × 6$1,294
Insurance$123/mo × 6$740
Total Holding Costs$8,859
Contingency Reserve10% of rehab — held, not at first close$6,200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$99,750−
HML Principal Payofffull IO loan balance
$143,699−
Origination Fee2 pts on $99,750
$1,995−
Closing Coststitle / appraisal / escrow
$1,995=
Cash to Bring to Close
−$47,939Deal Summary
Cash to First Close
$11,474+
Holding Costs (6 mo)
$8,859+
Contingency Reserve
$6,200−
Cash to Bring at Refi
+$47,939=
Capital Left in Deal
$74,472Equity Position — Day 1 Post-Refi
ARV
$133,000−
DSCR Loan Balance
$99,750=
Equity in Property
$33,250 (25.0%)−
Capital Left in Deal
$74,472=
Value Created
−$41,222$33,250 equity on $74,472 deployed = 0.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,671−
Property Taxes
$216−
Insurance
$123−
Maintenance (6% rent)
$100−
Management (6% rent)
$100=
OpEx Subtotal
$539=
Net Operating Income
$1,132−
DSCR P&I
$630/mo=
Net Cash Flow
$501/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$99,750
Monthly P&I$630/mo
Net Cash Flow$501/mo
Cash Still Required−$47,939
DSCR
1.795x✓ Pass
Lender DSCR
1.724x✓ Pass
No Cash-Out
75.0% LTV — capped short $47,939
Loan Amount$99,750
Monthly P&I$630/mo
Net Cash Flow$501/mo
Cash Still Required−$47,939
DSCR
1.795x✓ Pass
Lender DSCR
1.724x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,102/mo | ✓ met |
| 1.10x | $1,173/mo | ✓ met |
| 1.20x | $1,245/mo | ✓ met |
| 1.30x ← | $1,317/mo | ✓ met |
| 1.40x | $1,388/mo | ✓ met |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 6.5% / 30yr
✅
PASSES DSCR
Min 1.30x · 6.5% / 30-yr DSCR · 75% of ARV
1.795x
DSCR
Monthly Cash Flow
$501/mo
Cash-on-Cash Yr 1
9.3%
$64,772 left in deal
Acquisition Event — First Close
Purchase Price
$85,999+
Rehab Budget
$62,000+
Closing Costs5% of purchase
$4,300=
Total Cash to First Close
$152,299Holding Period — 6 Months
Property Taxes$216/mo × 6$1,294
Insurance$123/mo × 6$740
Total Holding Costs$2,033
Contingency Reserve10% of rehab — held, not at first close$6,200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 6.5% / 30yr
$99,750−
Origination Fee2 pts on $99,750
$1,995−
Closing Coststitle / appraisal / escrow
$1,995=
Net Cash Recovered
$95,760Deal Summary
Total Cash to First Close
$152,299+
Holding Costs (6 mo)
$2,033+
Contingency Reserve
$6,200−
Net Cash Recovered at Refi
$95,760=
Capital Left in Deal
$64,772Equity Position — Day 1 Post-Refi
ARV
$133,000−
DSCR Loan Balance
$99,750=
Equity in Property
$33,250 (25.0%)−
Capital Left in Deal
$64,772=
Value Created
−$31,522$33,250 equity on $64,772 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,671−
Property Taxes
$216−
Insurance
$123−
Maintenance (6% rent)
$100−
Management (6% rent)
$100=
OpEx Subtotal
$539=
Net Operating Income
$1,132−
DSCR P&I
$630/mo=
Net Cash Flow
$501/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$99,750
Monthly P&I$630/mo
Net Cash Flow$501/mo
Cash Still Required−$64,772
DSCR
1.795x✓ Pass
Lender DSCR
1.724x✓ Pass
No Cash-Out
75.0% LTV — capped short $64,772
Loan Amount$99,750
Monthly P&I$630/mo
Net Cash Flow$501/mo
Cash Still Required−$64,772
DSCR
1.795x✓ Pass
Lender DSCR
1.724x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,102/mo | ✓ met |
| 1.10x | $1,173/mo | ✓ met |
| 1.20x | $1,245/mo | ✓ met |
| 1.30x ← | $1,317/mo | ✓ met |
| 1.40x | $1,388/mo | ✓ met |