5618 Oriole St, Houston, TX 77017
2bd / 1ba · 1,173 sqft · built 1955 · Single Family (SFR)Analyzed Jun 3, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
4.7%
Flip ROI
Cash to First Close
$12,495
what you bring day 1
Net Profit
$1,222
Max Bid @ 20%
$97,584
$1,222 profit ÷ $26,251 total invested = 4.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$139,953
Purchase (95% LTV)
$94,953
Rehab (100%)
$45,000
Loan-to-ARV
75.6%
Monthly Interest
$1,165/mo
Down Payment5% of $99,950 purchase
$4,998+
Origination Fee1 pts on $139,953 loan
$2,500+
Closing Costs5% of purchase
$4,998=
Cash to First Close
$12,495Holding Period — 6 Months
HML Interest9.99% IO · $1,165/mo × 6$6,991
Property Taxes$257/mo × 6$1,541
Insurance$121/mo × 6$725
Total Holding Costs$9,256
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$185,000−
HML Principal Payofffull IO loan balance
$139,953−
Closing Costs3.5% of sale price
$6,475−
Realtor Commission6% of sale price
$11,100=
Net Proceeds to You
$27,473Deal Summary
Net Proceeds at Closing
$27,473−
Cash to First Close
$12,495−
Holding Costs (6 mo)
$9,256−
Contingency Reserve
$4,500=
NET PROFIT
$1,222Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $99,779 | −$171 |
| 15% | $98,673 | −$1,277 |
| 20% ← | $97,584 | −$2,366 |
| 25% | $96,509 | −$3,441 |
| 30% | $95,449 | −$4,501 |
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
0.896x
DSCR
Monthly Cash Flow
−$97/mo
Cash-on-Cash Yr 1
-4.6%
$25,445 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$139,953
Purchase (95% LTV)
$94,953
Rehab (100%)
$45,000
Loan-to-ARV
75.6%
Monthly Interest
$1,165/mo
Down Payment5% of $99,950 purchase
$4,998+
Origination Fee1 pts on $139,953 loan
$2,500+
Closing Costs5% of purchase
$4,998=
Cash to First Close
$12,495Holding Period — 2 Months
HML Interest9.99% IO · $1,165/mo × 2$2,330
Property Taxes$257/mo × 2$514
Insurance$121/mo × 2$242
Total Holding Costs$3,085
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$138,750−
HML Principal Payofffull IO loan balance
$139,953−
Origination Fee1 pts on $138,750
$1,388−
Closing Coststitle / appraisal / escrow
$2,775=
Cash to Bring to Close
−$5,365Deal Summary
Cash to First Close
$12,495+
Holding Costs (2 mo)
$3,085+
Contingency Reserve
$4,500−
Cash to Bring at Refi
+$5,365=
Capital Left in Deal
$25,445Equity Position — Day 1 Post-Refi
ARV
$185,000−
DSCR Loan Balance
$138,750=
Equity in Property
$46,250 (25.0%)−
Capital Left in Deal
$25,445=
Value Created
$20,805$46,250 equity on $25,445 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,378−
Property Taxes
$257−
Insurance
$121−
Maintenance (6% rent)
$83−
Management (6% rent)
$83=
OpEx Subtotal
$543=
Net Operating Income
$835−
DSCR P&I
$932/mo=
Net Cash Flow
−$97/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$138,750
Monthly P&I$932/mo
Net Cash Flow−$97/mo
Cash Still Required−$5,365
DSCR
0.896x✗ Fail
Lender DSCR
1.052x✓ Pass
No Cash-Out
75.0% LTV — capped short $5,365
Loan Amount$138,750
Monthly P&I$932/mo
Net Cash Flow−$97/mo
Cash Still Required−$5,365
DSCR
0.896x✗ Fail
Lender DSCR
1.052x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,489/mo | +$111 needed |
| 1.10x | $1,595/mo | +$217 needed |
| 1.20x | $1,701/mo | +$323 needed |
| 1.30x ← | $1,806/mo | +$428 needed |
| 1.40x | $1,912/mo | +$534 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
0.896x
DSCR
Monthly Cash Flow
−$97/mo
Cash-on-Cash Yr 1
-5.7%
$20,615 left in deal
Acquisition Event — First Close
Purchase Price
$99,950+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$4,998=
Total Cash to First Close
$149,948Holding Period — 2 Months
Property Taxes$257/mo × 2$514
Insurance$121/mo × 2$242
Total Holding Costs$755
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$138,750−
Origination Fee1 pts on $138,750
$1,388−
Closing Coststitle / appraisal / escrow
$2,775=
Net Cash Recovered
$134,588Deal Summary
Total Cash to First Close
$149,948+
Holding Costs (2 mo)
$755+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$134,588=
Capital Left in Deal
$20,615Equity Position — Day 1 Post-Refi
ARV
$185,000−
DSCR Loan Balance
$138,750=
Equity in Property
$46,250 (25.0%)−
Capital Left in Deal
$20,615=
Value Created
$25,635$46,250 equity on $20,615 deployed = 2.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,378−
Property Taxes
$257−
Insurance
$121−
Maintenance (6% rent)
$83−
Management (6% rent)
$83=
OpEx Subtotal
$543=
Net Operating Income
$835−
DSCR P&I
$932/mo=
Net Cash Flow
−$97/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$138,750
Monthly P&I$932/mo
Net Cash Flow−$97/mo
Cash Still Required−$20,615
DSCR
0.896x✗ Fail
Lender DSCR
1.052x✓ Pass
No Cash-Out
75.0% LTV — capped short $20,615
Loan Amount$138,750
Monthly P&I$932/mo
Net Cash Flow−$97/mo
Cash Still Required−$20,615
DSCR
0.896x✗ Fail
Lender DSCR
1.052x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,489/mo | +$111 needed |
| 1.10x | $1,595/mo | +$217 needed |
| 1.20x | $1,701/mo | +$323 needed |
| 1.30x ← | $1,806/mo | +$428 needed |
| 1.40x | $1,912/mo | +$534 needed |