5636 San Felipe St, Houston, TX 77056
3bd / 3.5ba · 3,846 sqft · built 1982 · Single Family (SFR)Analyzed May 14, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-84.4%
Flip ROI
Cash to First Close
$61,720
what you bring day 1
Net Profit
−$88,116
Max Bid @ 20%
$464,757
−$88,116 profit ÷ $104,367 total invested = -84.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$571,999
Purchase (95% LTV)
$531,999
Rehab (100%)
$40,000
Loan-to-ARV
88.0%
Monthly Interest
$4,762/mo
Down Payment5% of $559,999 purchase
$28,000+
Origination Fee1 pts on $571,999 loan
$5,720+
Closing Costs5% of purchase
$28,000=
Cash to First Close
$61,720Holding Period — 6 Months
HML Interest9.99% IO · $4,762/mo × 6$28,571
Property Taxes$1,179/mo × 6$7,076
Insurance$500/mo × 6$3,000
Total Holding Costs$38,647
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$650,000−
HML Principal Payofffull IO loan balance
$571,999−
Closing Costs3.5% of sale price
$22,750−
Realtor Commission6% of sale price
$39,000=
Net Proceeds to You
$16,251Deal Summary
Net Proceeds at Closing
$16,251−
Cash to First Close
$61,720−
Holding Costs (6 mo)
$38,647−
Contingency Reserve
$4,000=
NET PROFIT
−$88,116Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $472,641 | −$87,358 |
| 15% | $468,671 | −$91,328 |
| 20% ← | $464,757 | −$95,242 |
| 25% | $460,898 | −$99,101 |
| 30% | $457,093 | −$102,906 |
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
0.548x
DSCR
Monthly Cash Flow
−$1,480/mo
Cash-on-Cash Yr 1
-10.0%
$177,726 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$571,999
Purchase (95% LTV)
$531,999
Rehab (100%)
$40,000
Loan-to-ARV
88.0%
Monthly Interest
$4,762/mo
Down Payment5% of $559,999 purchase
$28,000+
Origination Fee1 pts on $571,999 loan
$5,720+
Closing Costs5% of purchase
$28,000=
Cash to First Close
$61,720Holding Period — 2 Months
HML Interest9.99% IO · $4,762/mo × 2$9,524
Property Taxes$1,179/mo × 2$2,359
Insurance$500/mo × 2$1,000
Total Holding Costs$12,882
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$487,500−
HML Principal Payofffull IO loan balance
$571,999−
Origination Fee1 pts on $487,500
$4,875−
Closing Coststitle / appraisal / escrow
$9,750=
Cash to Bring to Close
−$99,124Deal Summary
Cash to First Close
$61,720+
Holding Costs (2 mo)
$12,882+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$99,124=
Capital Left in Deal
$177,726Equity Position — Day 1 Post-Refi
ARV
$650,000−
DSCR Loan Balance
$487,500=
Equity in Property
$162,500 (25.0%)−
Capital Left in Deal
$177,726=
Value Created
−$15,226$162,500 equity on $177,726 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,949−
Property Taxes
$1,179−
Insurance
$500−
Maintenance (6% rent)
$237−
Management (6% rent)
$237=
OpEx Subtotal
$2,153=
Net Operating Income
$1,796−
DSCR P&I
$3,276/mo=
Net Cash Flow
−$1,480/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$487,500
Monthly P&I$3,276/mo
Net Cash Flow−$1,480/mo
Cash Still Required−$99,124
DSCR
0.548x✗ Fail
Lender DSCR
0.797x✗ Fail
No Cash-Out
75.0% LTV — capped short $99,124
Loan Amount$487,500
Monthly P&I$3,276/mo
Net Cash Flow−$1,480/mo
Cash Still Required−$99,124
DSCR
0.548x✗ Fail
Lender DSCR
0.797x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,631/mo | +$1,682 needed |
| 1.10x | $6,004/mo | +$2,055 needed |
| 1.20x | $6,376/mo | +$2,427 needed |
| 1.30x ← | $6,748/mo | +$2,799 needed |
| 1.40x | $7,120/mo | +$3,171 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
0.548x
DSCR
Monthly Cash Flow
−$1,480/mo
Cash-on-Cash Yr 1
-10.9%
$162,483 left in deal
Acquisition Event — First Close
Purchase Price
$559,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$28,000=
Total Cash to First Close
$627,999Holding Period — 2 Months
Property Taxes$1,179/mo × 2$2,359
Insurance$500/mo × 2$1,000
Total Holding Costs$3,359
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$487,500−
Origination Fee1 pts on $487,500
$4,875−
Closing Coststitle / appraisal / escrow
$9,750=
Net Cash Recovered
$472,875Deal Summary
Total Cash to First Close
$627,999+
Holding Costs (2 mo)
$3,359+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$472,875=
Capital Left in Deal
$162,483Equity Position — Day 1 Post-Refi
ARV
$650,000−
DSCR Loan Balance
$487,500=
Equity in Property
$162,500 (25.0%)−
Capital Left in Deal
$162,483=
Value Created
$17$162,500 equity on $162,483 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$3,949−
Property Taxes
$1,179−
Insurance
$500−
Maintenance (6% rent)
$237−
Management (6% rent)
$237=
OpEx Subtotal
$2,153=
Net Operating Income
$1,796−
DSCR P&I
$3,276/mo=
Net Cash Flow
−$1,480/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$487,500
Monthly P&I$3,276/mo
Net Cash Flow−$1,480/mo
Cash Still Required−$162,483
DSCR
0.548x✗ Fail
Lender DSCR
0.797x✗ Fail
No Cash-Out
75.0% LTV — capped short $162,483
Loan Amount$487,500
Monthly P&I$3,276/mo
Net Cash Flow−$1,480/mo
Cash Still Required−$162,483
DSCR
0.548x✗ Fail
Lender DSCR
0.797x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $5,631/mo | +$1,682 needed |
| 1.10x | $6,004/mo | +$2,055 needed |
| 1.20x | $6,376/mo | +$2,427 needed |
| 1.30x ← | $6,748/mo | +$2,799 needed |
| 1.40x | $7,120/mo | +$3,171 needed |