6118 Linnhaven Dr, Houston, TX 77072
3bd / 2ba · 2,048 sqft · built 1978 · Single Family (SFR)Analyzed Jul 18, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-8.8%
Flip ROI
Cash to First Close
$20,500
what you bring day 1
Net Profit
−$3,153
Max Bid @ 20%
$171,625
−$3,153 profit ÷ $35,689 total invested = -8.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$190,999
Purchase (95% LTV)
$170,999
Rehab (100%)
$20,000
Loan-to-ARV
77.3%
Monthly Interest
$1,590/mo
Down Payment5% of $179,999 purchase
$9,000+
Origination Fee1 pts on $190,999 loan
$2,500+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$20,500Holding Period — 6 Months
HML Interest9.99% IO · $1,590/mo × 6$9,540
Property Taxes$442/mo × 6$2,649
Insurance$167/mo × 6$1,000
Total Holding Costs$13,189
Contingency Reserve10% of rehab — held, not at first close$2,000
Sale Event — Second Close
Sale Price (ARV)
$247,000−
HML Principal Payofffull IO loan balance
$190,999−
Closing Costs3.5% of sale price
$8,645−
Realtor Commission6% of sale price
$14,820=
Net Proceeds to You
$32,536Deal Summary
Net Proceeds at Closing
$32,536−
Cash to First Close
$20,500−
Holding Costs (6 mo)
$13,189−
Contingency Reserve
$2,000=
NET PROFIT
−$3,153Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $174,616 | −$5,383 |
| 15% | $173,109 | −$6,890 |
| 20% ← | $171,625 | −$8,374 |
| 25% | $170,161 | −$9,838 |
| 30% | $168,717 | −$11,282 |
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
0.817x
DSCR
Monthly Cash Flow
−$228/mo
Cash-on-Cash Yr 1
-7.2%
$38,203 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$190,999
Purchase (95% LTV)
$170,999
Rehab (100%)
$20,000
Loan-to-ARV
77.3%
Monthly Interest
$1,590/mo
Down Payment5% of $179,999 purchase
$9,000+
Origination Fee1 pts on $190,999 loan
$2,500+
Closing Costs5% of purchase
$9,000=
Cash to First Close
$20,500Holding Period — 2 Months
HML Interest9.99% IO · $1,590/mo × 2$3,180
Property Taxes$442/mo × 2$883
Insurance$167/mo × 2$333
Total Holding Costs$4,396
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$185,250−
HML Principal Payofffull IO loan balance
$190,999−
Origination Fee1 pts on $185,250
$1,853−
Closing Coststitle / appraisal / escrow
$3,705=
Cash to Bring to Close
−$11,307Deal Summary
Cash to First Close
$20,500+
Holding Costs (2 mo)
$4,396+
Contingency Reserve
$2,000−
Cash to Bring at Refi
+$11,307=
Capital Left in Deal
$38,203Equity Position — Day 1 Post-Refi
ARV
$247,000−
DSCR Loan Balance
$185,250=
Equity in Property
$61,750 (25.0%)−
Capital Left in Deal
$38,203=
Value Created
$23,547$61,750 equity on $38,203 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,847−
Property Taxes
$442−
Insurance
$167−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$830=
Net Operating Income
$1,017−
DSCR P&I
$1,245/mo=
Net Cash Flow
−$228/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$185,250
Monthly P&I$1,245/mo
Net Cash Flow−$228/mo
Cash Still Required−$11,307
DSCR
0.817x✗ Fail
Lender DSCR
0.997x✗ Fail
No Cash-Out
75.0% LTV — capped short $11,307
Loan Amount$185,250
Monthly P&I$1,245/mo
Net Cash Flow−$228/mo
Cash Still Required−$11,307
DSCR
0.817x✗ Fail
Lender DSCR
0.997x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,106/mo | +$259 needed |
| 1.10x | $2,247/mo | +$400 needed |
| 1.20x | $2,389/mo | +$542 needed |
| 1.30x ← | $2,530/mo | +$683 needed |
| 1.40x | $2,672/mo | +$825 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
0.817x
DSCR
Monthly Cash Flow
−$228/mo
Cash-on-Cash Yr 1
-8.4%
$32,523 left in deal
Acquisition Event — First Close
Purchase Price
$179,999+
Rehab Budget
$20,000+
Closing Costs5% of purchase
$9,000=
Total Cash to First Close
$208,999Holding Period — 2 Months
Property Taxes$442/mo × 2$883
Insurance$167/mo × 2$333
Total Holding Costs$1,216
Contingency Reserve10% of rehab — held, not at first close$2,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$185,250−
Origination Fee1 pts on $185,250
$1,853−
Closing Coststitle / appraisal / escrow
$3,705=
Net Cash Recovered
$179,693Deal Summary
Total Cash to First Close
$208,999+
Holding Costs (2 mo)
$1,216+
Contingency Reserve
$2,000−
Net Cash Recovered at Refi
$179,693=
Capital Left in Deal
$32,523Equity Position — Day 1 Post-Refi
ARV
$247,000−
DSCR Loan Balance
$185,250=
Equity in Property
$61,750 (25.0%)−
Capital Left in Deal
$32,523=
Value Created
$29,227$61,750 equity on $32,523 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,847−
Property Taxes
$442−
Insurance
$167−
Maintenance (6% rent)
$111−
Management (6% rent)
$111=
OpEx Subtotal
$830=
Net Operating Income
$1,017−
DSCR P&I
$1,245/mo=
Net Cash Flow
−$228/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$185,250
Monthly P&I$1,245/mo
Net Cash Flow−$228/mo
Cash Still Required−$32,523
DSCR
0.817x✗ Fail
Lender DSCR
0.997x✗ Fail
No Cash-Out
75.0% LTV — capped short $32,523
Loan Amount$185,250
Monthly P&I$1,245/mo
Net Cash Flow−$228/mo
Cash Still Required−$32,523
DSCR
0.817x✗ Fail
Lender DSCR
0.997x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,106/mo | +$259 needed |
| 1.10x | $2,247/mo | +$400 needed |
| 1.20x | $2,389/mo | +$542 needed |
| 1.30x ← | $2,530/mo | +$683 needed |
| 1.40x | $2,672/mo | +$825 needed |