5833 Village Forest Ct, Houston, TX 77092
3bd / 2.5ba · 1,790 sqft · built 1976 · Condo/TownhomeAnalyzed Jun 8, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-30.0%
Flip ROI
Cash to First Close
$10,500
what you bring day 1
Net Profit
−$6,164
Max Bid @ 20%
$72,535
−$6,164 profit ÷ $20,530 total invested = -30.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$105,999
Purchase (95% LTV)
$75,999
Rehab (100%)
$30,000
Loan-to-ARV
79.7%
Monthly Interest
$882/mo
Down Payment5% of $79,999 purchase
$4,000+
Origination Fee1 pts on $105,999 loan
$2,500+
Closing Costs5% of purchase
$4,000=
Cash to First Close
$10,500Holding Period — 6 Months
HML Interest9.99% IO · $882/mo × 6$5,295
Property Taxes$198/mo × 6$1,185
Insurance$92/mo × 6$550
Total Holding Costs$7,030
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$133,000−
HML Principal Payofffull IO loan balance
$105,999−
Closing Costs3.5% of sale price
$4,655−
Realtor Commission6% of sale price
$7,980=
Net Proceeds to You
$14,366Deal Summary
Net Proceeds at Closing
$14,366−
Cash to First Close
$10,500−
Holding Costs (6 mo)
$7,030−
Contingency Reserve
$3,000=
NET PROFIT
−$6,164Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $74,120 | −$5,879 |
| 15% | $73,322 | −$6,677 |
| 20% ← | $72,535 | −$7,464 |
| 25% | $71,759 | −$8,240 |
| 30% | $70,994 | −$9,005 |
Scenario 2 — HM→DSCR
Hard money @ 9.99% IO → DSCR refi · 75% ARV · 7.1% / 30yr
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.841x
DSCR
Monthly Cash Flow
$564/mo
Cash-on-Cash Yr 1
27.0%
$25,085 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$105,999
Purchase (95% LTV)
$75,999
Rehab (100%)
$30,000
Loan-to-ARV
79.7%
Monthly Interest
$882/mo
Down Payment5% of $79,999 purchase
$4,000+
Origination Fee1 pts on $105,999 loan
$2,500+
Closing Costs5% of purchase
$4,000=
Cash to First Close
$10,500Holding Period — 2 Months
HML Interest9.99% IO · $882/mo × 2$1,765
Property Taxes$198/mo × 2$395
Insurance$92/mo × 2$183
Total Holding Costs$2,343
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$99,750−
HML Principal Payofffull IO loan balance
$105,999−
Origination Fee1 pts on $99,750
$998−
Closing Coststitle / appraisal / escrow
$1,995=
Cash to Bring to Close
−$9,242Deal Summary
Cash to First Close
$10,500+
Holding Costs (2 mo)
$2,343+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$9,242=
Capital Left in Deal
$25,085Equity Position — Day 1 Post-Refi
ARV
$133,000−
DSCR Loan Balance
$99,750=
Equity in Property
$33,250 (25.0%)−
Capital Left in Deal
$25,085=
Value Created
$8,165$33,250 equity on $25,085 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,731−
Property Taxes
$198−
Insurance
$92−
Maintenance (6% rent)
$104−
Management (6% rent)
$104=
OpEx Subtotal
$497=
Net Operating Income
$1,234−
DSCR P&I
$670/mo=
Net Cash Flow
$564/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$99,750
Monthly P&I$670/mo
Net Cash Flow$564/mo
Cash Still Required−$9,242
DSCR
1.841x✓ Pass
Lender DSCR
1.804x✓ Pass
No Cash-Out
75.0% LTV — capped short $9,242
Loan Amount$99,750
Monthly P&I$670/mo
Net Cash Flow$564/mo
Cash Still Required−$9,242
DSCR
1.841x✓ Pass
Lender DSCR
1.804x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,090/mo | ✓ met |
| 1.10x | $1,167/mo | ✓ met |
| 1.20x | $1,243/mo | ✓ met |
| 1.30x ← | $1,319/mo | ✓ met |
| 1.40x | $1,395/mo | ✓ met |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
1.841x
DSCR
Monthly Cash Flow
$564/mo
Cash-on-Cash Yr 1
32.5%
$20,820 left in deal
Acquisition Event — First Close
Purchase Price
$79,999+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$4,000=
Total Cash to First Close
$113,999Holding Period — 2 Months
Property Taxes$198/mo × 2$395
Insurance$92/mo × 2$183
Total Holding Costs$578
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$99,750−
Origination Fee1 pts on $99,750
$998−
Closing Coststitle / appraisal / escrow
$1,995=
Net Cash Recovered
$96,758Deal Summary
Total Cash to First Close
$113,999+
Holding Costs (2 mo)
$578+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$96,758=
Capital Left in Deal
$20,820Equity Position — Day 1 Post-Refi
ARV
$133,000−
DSCR Loan Balance
$99,750=
Equity in Property
$33,250 (25.0%)−
Capital Left in Deal
$20,820=
Value Created
$12,430$33,250 equity on $20,820 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,731−
Property Taxes
$198−
Insurance
$92−
Maintenance (6% rent)
$104−
Management (6% rent)
$104=
OpEx Subtotal
$497=
Net Operating Income
$1,234−
DSCR P&I
$670/mo=
Net Cash Flow
$564/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$99,750
Monthly P&I$670/mo
Net Cash Flow$564/mo
Cash Still Required−$20,820
DSCR
1.841x✓ Pass
Lender DSCR
1.804x✓ Pass
No Cash-Out
75.0% LTV — capped short $20,820
Loan Amount$99,750
Monthly P&I$670/mo
Net Cash Flow$564/mo
Cash Still Required−$20,820
DSCR
1.841x✓ Pass
Lender DSCR
1.804x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,090/mo | ✓ met |
| 1.10x | $1,167/mo | ✓ met |
| 1.20x | $1,243/mo | ✓ met |
| 1.30x ← | $1,319/mo | ✓ met |
| 1.40x | $1,395/mo | ✓ met |