6307 Woodland Forest Dr, Houston, TX 77088
3bd / 2ba · 1,836 sqft · built 1978 · Single Family (SFR)Analyzed Jun 2, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
7.5%
Flip ROI
Cash to First Close
$18,500
what you bring day 1
Net Profit
$2,726
Max Bid @ 20%
$156,562
$2,726 profit ÷ $36,479 total invested = 7.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$196,999
Purchase (95% LTV)
$151,999
Rehab (100%)
$45,000
Loan-to-ARV
75.5%
Monthly Interest
$1,640/mo
Down Payment5% of $159,999 purchase
$8,000+
Origination Fee1 pts on $196,999 loan
$2,500+
Closing Costs5% of purchase
$8,000=
Cash to First Close
$18,500Holding Period — 6 Months
HML Interest9.99% IO · $1,640/mo × 6$9,840
Property Taxes$436/mo × 6$2,615
Insurance$171/mo × 6$1,025
Total Holding Costs$13,480
Contingency Reserve10% of rehab — held, not at first close$4,500
Sale Event — Second Close
Sale Price (ARV)
$261,000−
HML Principal Payofffull IO loan balance
$196,999−
Closing Costs3.5% of sale price
$9,135−
Realtor Commission6% of sale price
$15,660=
Net Proceeds to You
$39,206Deal Summary
Net Proceeds at Closing
$39,206−
Cash to First Close
$18,500−
Holding Costs (6 mo)
$13,480−
Contingency Reserve
$4,500=
NET PROFIT
$2,726Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $159,699 | −$300 |
| 15% | $158,119 | −$1,880 |
| 20% ← | $156,562 | −$3,437 |
| 25% | $155,026 | −$4,973 |
| 30% | $153,512 | −$6,487 |
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
0.711x
DSCR
Monthly Cash Flow
−$380/mo
Cash-on-Cash Yr 1
-13.2%
$34,615 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$196,999
Purchase (95% LTV)
$151,999
Rehab (100%)
$45,000
Loan-to-ARV
75.5%
Monthly Interest
$1,640/mo
Down Payment5% of $159,999 purchase
$8,000+
Origination Fee1 pts on $196,999 loan
$2,500+
Closing Costs5% of purchase
$8,000=
Cash to First Close
$18,500Holding Period — 2 Months
HML Interest9.99% IO · $1,640/mo × 2$3,280
Property Taxes$436/mo × 2$872
Insurance$171/mo × 2$342
Total Holding Costs$4,493
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$195,750−
HML Principal Payofffull IO loan balance
$196,999−
Origination Fee1 pts on $195,750
$1,958−
Closing Coststitle / appraisal / escrow
$3,915=
Cash to Bring to Close
−$7,122Deal Summary
Cash to First Close
$18,500+
Holding Costs (2 mo)
$4,493+
Contingency Reserve
$4,500−
Cash to Bring at Refi
+$7,122=
Capital Left in Deal
$34,615Equity Position — Day 1 Post-Refi
ARV
$261,000−
DSCR Loan Balance
$195,750=
Equity in Property
$65,250 (25.0%)−
Capital Left in Deal
$34,615=
Value Created
$30,635$65,250 equity on $34,615 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,752−
Property Taxes
$436−
Insurance
$171−
Maintenance (6% rent)
$105−
Management (6% rent)
$105=
OpEx Subtotal
$817=
Net Operating Income
$935−
DSCR P&I
$1,316/mo=
Net Cash Flow
−$380/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow−$380/mo
Cash Still Required−$7,122
DSCR
0.711x✗ Fail
Lender DSCR
0.912x✗ Fail
No Cash-Out
75.0% LTV — capped short $7,122
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow−$380/mo
Cash Still Required−$7,122
DSCR
0.711x✗ Fail
Lender DSCR
0.912x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,184/mo | +$432 needed |
| 1.10x | $2,334/mo | +$582 needed |
| 1.20x | $2,483/mo | +$731 needed |
| 1.30x ← | $2,633/mo | +$881 needed |
| 1.40x | $2,782/mo | +$1,030 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
0.711x
DSCR
Monthly Cash Flow
−$380/mo
Cash-on-Cash Yr 1
-15.8%
$28,835 left in deal
Acquisition Event — First Close
Purchase Price
$159,999+
Rehab Budget
$45,000+
Closing Costs5% of purchase
$8,000=
Total Cash to First Close
$212,999Holding Period — 2 Months
Property Taxes$436/mo × 2$872
Insurance$171/mo × 2$342
Total Holding Costs$1,213
Contingency Reserve10% of rehab — held, not at first close$4,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$195,750−
Origination Fee1 pts on $195,750
$1,958−
Closing Coststitle / appraisal / escrow
$3,915=
Net Cash Recovered
$189,878Deal Summary
Total Cash to First Close
$212,999+
Holding Costs (2 mo)
$1,213+
Contingency Reserve
$4,500−
Net Cash Recovered at Refi
$189,878=
Capital Left in Deal
$28,835Equity Position — Day 1 Post-Refi
ARV
$261,000−
DSCR Loan Balance
$195,750=
Equity in Property
$65,250 (25.0%)−
Capital Left in Deal
$28,835=
Value Created
$36,415$65,250 equity on $28,835 deployed = 2.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,752−
Property Taxes
$436−
Insurance
$171−
Maintenance (6% rent)
$105−
Management (6% rent)
$105=
OpEx Subtotal
$817=
Net Operating Income
$935−
DSCR P&I
$1,316/mo=
Net Cash Flow
−$380/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow−$380/mo
Cash Still Required−$28,835
DSCR
0.711x✗ Fail
Lender DSCR
0.912x✗ Fail
No Cash-Out
75.0% LTV — capped short $28,835
Loan Amount$195,750
Monthly P&I$1,316/mo
Net Cash Flow−$380/mo
Cash Still Required−$28,835
DSCR
0.711x✗ Fail
Lender DSCR
0.912x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,184/mo | +$432 needed |
| 1.10x | $2,334/mo | +$582 needed |
| 1.20x | $2,483/mo | +$731 needed |
| 1.30x ← | $2,633/mo | +$881 needed |
| 1.40x | $2,782/mo | +$1,030 needed |