5831 Belneath St, Houston, TX 77033
4bd / 2ba · 1,219 sqft · built 1950 · Single Family (SFR)Analyzed Jun 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
21.3%
Flip ROI
Cash to First Close
$14,495
what you bring day 1
Net Profit
$5,358
Max Bid @ 20%
$121,422
$5,358 profit ÷ $25,210 total invested = 21.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$135,953
Purchase (95% LTV)
$113,953
Rehab (100%)
$22,000
Loan-to-ARV
73.9%
Monthly Interest
$1,132/mo
Down Payment5% of $119,950 purchase
$5,998+
Origination Fee1 pts on $135,953 loan
$2,500+
Closing Costs5% of purchase
$5,998=
Cash to First Close
$14,495Holding Period — 6 Months
HML Interest9.99% IO · $1,132/mo × 6$6,791
Property Taxes$169/mo × 6$1,014
Insurance$118/mo × 6$710
Total Holding Costs$8,515
Contingency Reserve10% of rehab — held, not at first close$2,200
Sale Event — Second Close
Sale Price (ARV)
$184,000−
HML Principal Payofffull IO loan balance
$135,953−
Closing Costs3.5% of sale price
$6,440−
Realtor Commission6% of sale price
$11,040=
Net Proceeds to You
$30,568Deal Summary
Net Proceeds at Closing
$30,568−
Cash to First Close
$14,495−
Holding Costs (6 mo)
$8,515−
Contingency Reserve
$2,200=
NET PROFIT
$5,358Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $123,577 | ✓ ok |
| 15% | $122,492 | ✓ ok |
| 20% ← | $121,422 | ✓ ok |
| 25% | $120,367 | ✓ ok |
| 30% | $119,328 | −$622 |
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
1.128x
DSCR
Monthly Cash Flow
$119/mo
Cash-on-Cash Yr 1
6.6%
$21,626 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$135,953
Purchase (95% LTV)
$113,953
Rehab (100%)
$22,000
Loan-to-ARV
73.9%
Monthly Interest
$1,132/mo
Down Payment5% of $119,950 purchase
$5,998+
Origination Fee1 pts on $135,953 loan
$2,500+
Closing Costs5% of purchase
$5,998=
Cash to First Close
$14,495Holding Period — 2 Months
HML Interest9.99% IO · $1,132/mo × 2$2,264
Property Taxes$169/mo × 2$338
Insurance$118/mo × 2$237
Total Holding Costs$2,838
Contingency Reserve10% of rehab — held, not at first close$2,200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$138,000−
HML Principal Payofffull IO loan balance
$135,953−
Origination Fee1 pts on $138,000
$1,380−
Closing Coststitle / appraisal / escrow
$2,760=
Cash to Bring to Close
−$2,093Deal Summary
Cash to First Close
$14,495+
Holding Costs (2 mo)
$2,838+
Contingency Reserve
$2,200−
Cash to Bring at Refi
+$2,093=
Capital Left in Deal
$21,626Equity Position — Day 1 Post-Refi
ARV
$184,000−
DSCR Loan Balance
$138,000=
Equity in Property
$46,000 (25.0%)−
Capital Left in Deal
$21,626=
Value Created
$24,374$46,000 equity on $21,626 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,515−
Property Taxes
$169−
Insurance
$118−
Maintenance (6% rent)
$91−
Management (6% rent)
$91=
OpEx Subtotal
$469=
Net Operating Income
$1,046−
DSCR P&I
$927/mo=
Net Cash Flow
$119/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$138,000
Monthly P&I$927/mo
Net Cash Flow$119/mo
Cash Still Required−$2,093
DSCR
1.128x✗ Fail
Lender DSCR
1.247x✓ Pass
No Cash-Out
75.0% LTV — capped short $2,093
Loan Amount$138,000
Monthly P&I$927/mo
Net Cash Flow$119/mo
Cash Still Required−$2,093
DSCR
1.128x✗ Fail
Lender DSCR
1.247x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,380/mo | ✓ met |
| 1.10x | $1,486/mo | ✓ met |
| 1.20x | $1,591/mo | +$76 needed |
| 1.30x ← | $1,696/mo | +$181 needed |
| 1.40x | $1,802/mo | +$287 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
1.128x
DSCR
Monthly Cash Flow
$119/mo
Cash-on-Cash Yr 1
8.4%
$16,862 left in deal
Acquisition Event — First Close
Purchase Price
$119,950+
Rehab Budget
$22,000+
Closing Costs5% of purchase
$5,998=
Total Cash to First Close
$147,948Holding Period — 2 Months
Property Taxes$169/mo × 2$338
Insurance$118/mo × 2$237
Total Holding Costs$575
Contingency Reserve10% of rehab — held, not at first close$2,200
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$138,000−
Origination Fee1 pts on $138,000
$1,380−
Closing Coststitle / appraisal / escrow
$2,760=
Net Cash Recovered
$133,860Deal Summary
Total Cash to First Close
$147,948+
Holding Costs (2 mo)
$575+
Contingency Reserve
$2,200−
Net Cash Recovered at Refi
$133,860=
Capital Left in Deal
$16,862Equity Position — Day 1 Post-Refi
ARV
$184,000−
DSCR Loan Balance
$138,000=
Equity in Property
$46,000 (25.0%)−
Capital Left in Deal
$16,862=
Value Created
$29,138$46,000 equity on $16,862 deployed = 2.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,515−
Property Taxes
$169−
Insurance
$118−
Maintenance (6% rent)
$91−
Management (6% rent)
$91=
OpEx Subtotal
$469=
Net Operating Income
$1,046−
DSCR P&I
$927/mo=
Net Cash Flow
$119/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$138,000
Monthly P&I$927/mo
Net Cash Flow$119/mo
Cash Still Required−$16,862
DSCR
1.128x✗ Fail
Lender DSCR
1.247x✓ Pass
No Cash-Out
75.0% LTV — capped short $16,862
Loan Amount$138,000
Monthly P&I$927/mo
Net Cash Flow$119/mo
Cash Still Required−$16,862
DSCR
1.128x✗ Fail
Lender DSCR
1.247x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,380/mo | ✓ met |
| 1.10x | $1,486/mo | ✓ met |
| 1.20x | $1,591/mo | +$76 needed |
| 1.30x ← | $1,696/mo | +$181 needed |
| 1.40x | $1,802/mo | +$287 needed |