6119 Brookgate Dr, Spring, TX 77373
3bd / 2ba · 1,400 sqft · built 1977 · Single Family (SFR)Analyzed Jul 9, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-49.6%
Flip ROI
Cash to First Close
$16,500
what you bring day 1
Net Profit
−$16,293
Max Bid @ 20%
$120,771
−$16,293 profit ÷ $32,869 total invested = -49.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,999
Purchase (95% LTV)
$132,999
Rehab (100%)
$45,000
Loan-to-ARV
82.8%
Monthly Interest
$1,482/mo
Down Payment5% of $139,999 purchase
$7,000+
Origination Fee1 pts on $177,999 loan
$2,500+
Closing Costs5% of purchase
$7,000=
Cash to First Close
$16,500Holding Period — 6 Months
HML Interest9.99% IO · $1,482/mo × 6$8,891
Property Taxes$342/mo × 6$2,054
Insurance$154/mo × 6$925
Total Holding Costs$11,870
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$215,000−
HML Principal Payofffull IO loan balance
$177,999−
Closing Costs3.5% of sale price
$7,525−
Realtor Commission6% of sale price
$12,900=
Net Proceeds to You
$16,576Deal Summary
Net Proceeds at Closing
$16,576−
Cash to First Close
$16,500−
Holding Costs (6 mo)
$11,870−
Contingency Reserve
$4,500=
NET PROFIT
−$16,293Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $123,345 | −$16,654 |
| 15% | $122,049 | −$17,950 |
| 20% ← | $120,771 | −$19,228 |
| 25% | $119,511 | −$20,488 |
| 30% | $118,269 | −$21,730 |
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
0.902x
DSCR
Monthly Cash Flow
−$106/mo
Cash-on-Cash Yr 1
-2.7%
$46,543 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,999
Purchase (95% LTV)
$132,999
Rehab (100%)
$45,000
Loan-to-ARV
82.8%
Monthly Interest
$1,482/mo
Down Payment5% of $139,999 purchase
$7,000+
Origination Fee1 pts on $177,999 loan
$2,500+
Closing Costs5% of purchase
$7,000=
Cash to First Close
$16,500Holding Period — 2 Months
HML Interest9.99% IO · $1,482/mo × 2$2,964
Property Taxes$342/mo × 2$685
Insurance$154/mo × 2$308
Total Holding Costs$3,957
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$161,250−
HML Principal Payofffull IO loan balance
$177,999−
Origination Fee1 pts on $161,250
$1,613−
Closing Coststitle / appraisal / escrow
$3,225=
Cash to Bring to Close
−$21,587Deal Summary
Cash to First Close
$16,500+
Holding Costs (2 mo)
$3,957+
Contingency Reserve
$4,500−
Cash to Bring at Refi
+$21,587=
Capital Left in Deal
$46,543Equity Position — Day 1 Post-Refi
ARV
$215,000−
DSCR Loan Balance
$161,250=
Equity in Property
$53,750 (25.0%)−
Capital Left in Deal
$46,543=
Value Created
$7,207$53,750 equity on $46,543 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,675−
Property Taxes
$342−
Insurance
$154−
Maintenance (6% rent)
$101−
Management (6% rent)
$101=
OpEx Subtotal
$697=
Net Operating Income
$978−
DSCR P&I
$1,084/mo=
Net Cash Flow
−$106/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$161,250
Monthly P&I$1,084/mo
Net Cash Flow−$106/mo
Cash Still Required−$21,587
DSCR
0.902x✗ Fail
Lender DSCR
1.060x✓ Pass
No Cash-Out
75.0% LTV — capped short $21,587
Loan Amount$161,250
Monthly P&I$1,084/mo
Net Cash Flow−$106/mo
Cash Still Required−$21,587
DSCR
0.902x✗ Fail
Lender DSCR
1.060x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,796/mo | +$121 needed |
| 1.10x | $1,919/mo | +$244 needed |
| 1.20x | $2,042/mo | +$367 needed |
| 1.30x ← | $2,165/mo | +$490 needed |
| 1.40x | $2,288/mo | +$613 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
0.902x
DSCR
Monthly Cash Flow
−$106/mo
Cash-on-Cash Yr 1
-3.1%
$41,079 left in deal
Acquisition Event — First Close
Purchase Price
$139,999+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$7,000=
Total Cash to First Close
$191,999Holding Period — 2 Months
Property Taxes$342/mo × 2$685
Insurance$154/mo × 2$308
Total Holding Costs$993
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$161,250−
Origination Fee1 pts on $161,250
$1,613−
Closing Coststitle / appraisal / escrow
$3,225=
Net Cash Recovered
$156,413Deal Summary
Total Cash to First Close
$191,999+
Holding Costs (2 mo)
$993+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$156,413=
Capital Left in Deal
$41,079Equity Position — Day 1 Post-Refi
ARV
$215,000−
DSCR Loan Balance
$161,250=
Equity in Property
$53,750 (25.0%)−
Capital Left in Deal
$41,079=
Value Created
$12,671$53,750 equity on $41,079 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,675−
Property Taxes
$342−
Insurance
$154−
Maintenance (6% rent)
$101−
Management (6% rent)
$101=
OpEx Subtotal
$697=
Net Operating Income
$978−
DSCR P&I
$1,084/mo=
Net Cash Flow
−$106/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$161,250
Monthly P&I$1,084/mo
Net Cash Flow−$106/mo
Cash Still Required−$41,079
DSCR
0.902x✗ Fail
Lender DSCR
1.060x✓ Pass
No Cash-Out
75.0% LTV — capped short $41,079
Loan Amount$161,250
Monthly P&I$1,084/mo
Net Cash Flow−$106/mo
Cash Still Required−$41,079
DSCR
0.902x✗ Fail
Lender DSCR
1.060x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,796/mo | +$121 needed |
| 1.10x | $1,919/mo | +$244 needed |
| 1.20x | $2,042/mo | +$367 needed |
| 1.30x ← | $2,165/mo | +$490 needed |
| 1.40x | $2,288/mo | +$613 needed |