MMX Group/5801 Phillips St, Houston, TX 77091
Flip179.1%✓
HM→DSCR0.619x✗
Cash→DSCR0.619x✗
New Deal

5801 Phillips St, Houston, TX 77091

Analyzed Apr 29, 2026
Flip ROI
179.1%
PASS
+$64,490 profit
6-mo hold · profit ÷ cash out
DSCR — 75% LTV
0.619x
FAIL
cash-out refi · NOI / debt service
DSCR — No Cash-Out
0.761x
FAIL
61.0% LTV · HML payoff refi
Max Bid @ 20%
$250,689
PASS
✓ offer $199,999 under max
Total Invested
$27,005
down + points + costs + holding, pre-refi
Cash Out at Refi
$16,523
after HM → DSCR cash-out refi
Value Generated
$121,001
ARV − purchase − rehab (instant equity)
Starting Equity %
25.0%
ARV − DSCR loan ÷ ARV, day 1 post-refi
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
179.1%
Flip ROI
Cash to First Close
$22,500
what you bring day 1
Net Profit
$64,490
Max Bid @ 20%
$250,689
$64,490 profit  ÷  $36,016 total invested  =  179.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$189,999
Purchase (95% LTV)
$189,999
Loan-to-ARV
59.2%
Monthly Interest
$1,582/mo
Down Payment5% of $199,999 purchase
$10,000
+
Origination Fee1 pts on $189,999 loan
$2,500
+
Closing Costs5% of purchase
$10,000
=
Cash to First Close
$22,500
Holding Period — 6 Months
HML Interest9.99% IO · $1,582/mo × 6$9,490
Property Taxes$504/mo × 6$3,026
Insurance$167/mo × 6$1,000
Total Holding Costs$13,516
Sale Event — Second Close
Sale Price (ARV)
$321,000
−
HML Principal Payofffull IO loan balance
$189,999
−
Closing Costs3.5% of sale price
$11,235
−
Realtor Commission6% of sale price
$19,260
=
Net Proceeds to You
$100,506
Deal Summary
Net Proceeds at Closing
$100,506
−
Cash to First Close
$22,500
−
Holding Costs (6 mo)
$13,516
=
NET PROFIT
$64,490
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$254,556✓ ok
15%$252,609✓ ok
20% ←$250,689✓ ok
25%$248,796✓ ok
30%$246,930✓ ok
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
0.619x
DSCR
Monthly Cash Flow
−$617/mo
Cash-on-Cash Yr 1
N/A
−$16,523 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$189,999
Purchase (95% LTV)
$189,999
Loan-to-ARV
59.2%
Monthly Interest
$1,582/mo
Down Payment5% of $199,999 purchase
$10,000
+
Origination Fee1 pts on $189,999 loan
$2,500
+
Closing Costs5% of purchase
$10,000
=
Cash to First Close
$22,500
Holding Period — 2 Months
HML Interest9.99% IO · $1,582/mo × 2$3,163
Property Taxes$504/mo × 2$1,009
Insurance$167/mo × 2$333
Total Holding Costs$4,505
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$240,750
−
HML Principal Payofffull IO loan balance
$189,999
−
Origination Fee1 pts on $240,750
$2,408
−
Closing Coststitle / appraisal / escrow
$4,815
=
Cash Back to You
+$43,528
Deal Summary
Cash to First Close
$22,500
+
Holding Costs (2 mo)
$4,505
−
Cash Back at Refi
−$43,528
=
Capital Left in Deal
−$16,523
Equity Position — Day 1 Post-Refi
ARV
$321,000
−
DSCR Loan Balance
$240,750
=
Equity in Property
$80,250 (25.0%)
−
Capital Left in Deal
−$16,523
=
Value Created
$96,773
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,900
−
Property Taxes
$504
−
Insurance
$167
−
Maintenance (6% rent)
$114
−
Management (6% rent)
$114
=
OpEx Subtotal
$899
=
Net Operating Income
$1,001
−
DSCR P&I
$1,618/mo
=
Net Cash Flow
−$617/mo
DSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$240,750
Monthly P&I$1,618/mo
Net Cash Flow−$617/mo
Cash Back at Refi+$43,528
DSCR
0.619x✗ Fail
Lender DSCR
0.830x✗ Fail
No Cash-Out
61.0% LTV — breakeven refi
Loan Amount$195,875
Monthly P&I$1,316/mo
Net Cash Flow−$315/mo
Cash Back at Refi+$0
DSCR
0.761x✗ Fail
Lender DSCR
0.956x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,601/mo+$701 needed
1.10x$2,785/mo+$885 needed
1.20x$2,969/mo+$1,069 needed
1.30x ←$3,153/mo+$1,253 needed
1.40x$3,336/mo+$1,436 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
0.619x
DSCR
Monthly Cash Flow
−$617/mo
Cash-on-Cash Yr 1
N/A
−$22,187 left in deal
Acquisition Event — First Close
Purchase Price
$199,999
+
Closing Costs5% of purchase
$10,000
=
Total Cash to First Close
$209,999
Holding Period — 2 Months
Property Taxes$504/mo × 2$1,009
Insurance$167/mo × 2$333
Total Holding Costs$1,342
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$240,750
−
Origination Fee1 pts on $240,750
$2,408
−
Closing Coststitle / appraisal / escrow
$4,815
=
Net Cash Recovered
$233,528
Deal Summary
Total Cash to First Close
$209,999
+
Holding Costs (2 mo)
$1,342
−
Net Cash Recovered at Refi
$233,528
=
Capital Left in Deal
−$22,187
Equity Position — Day 1 Post-Refi
ARV
$321,000
−
DSCR Loan Balance
$240,750
=
Equity in Property
$80,250 (25.0%)
−
Capital Left in Deal
−$22,187
=
Value Created
$102,437
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,900
−
Property Taxes
$504
−
Insurance
$167
−
Maintenance (6% rent)
$114
−
Management (6% rent)
$114
=
OpEx Subtotal
$899
=
Net Operating Income
$1,001
−
DSCR P&I
$1,618/mo
=
Net Cash Flow
−$617/mo
DSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$240,750
Monthly P&I$1,618/mo
Net Cash Flow−$617/mo
Cash Back at Refi+$22,187
DSCR
0.619x✗ Fail
Lender DSCR
0.830x✗ Fail
No Cash-Out
67.9% LTV — breakeven refi
Loan Amount$217,877
Monthly P&I$1,464/mo
Net Cash Flow−$463/mo
Cash Back at Refi+$0
DSCR
0.684x✗ Fail
Lender DSCR
0.890x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,601/mo+$701 needed
1.10x$2,785/mo+$885 needed
1.20x$2,969/mo+$1,069 needed
1.30x ←$3,153/mo+$1,253 needed
1.40x$3,336/mo+$1,436 needed
30-Year Hold Projection
Click to expand
DSCR loan $240,750 @ 7.1% · 3% rent growth · Via Hard Money · Via All Cash (same DSCR loan)