6523 Hollow Oaks Dr, Houston, TX 77050
3bd / 1.5ba · 1,880 sqft · built 1967 · Single Family (SFR)Analyzed Jul 21, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-61.0%
Flip ROI
Cash to First Close
$18,000
what you bring day 1
Net Profit
−$20,052
Max Bid @ 20%
$132,498
−$20,052 profit ÷ $32,852 total invested = -61.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,250
Purchase (95% LTV)
$147,250
Rehab (100%)
$30,000
Loan-to-ARV
84.4%
Monthly Interest
$1,476/mo
Down Payment5% of $155,000 purchase
$7,750+
Origination Fee1 pts on $177,250 loan
$2,500+
Closing Costs5% of purchase
$7,750=
Cash to First Close
$18,000Holding Period — 6 Months
HML Interest9.99% IO · $1,476/mo × 6$8,854
Property Taxes$346/mo × 6$2,074
Insurance$154/mo × 6$925
Total Holding Costs$11,852
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$210,000−
HML Principal Payofffull IO loan balance
$177,250−
Closing Costs3.5% of sale price
$7,350−
Realtor Commission6% of sale price
$12,600=
Net Proceeds to You
$12,800Deal Summary
Net Proceeds at Closing
$12,800−
Cash to First Close
$18,000−
Holding Costs (6 mo)
$11,852−
Contingency Reserve
$3,000=
NET PROFIT
−$20,052Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $135,023 | −$19,977 |
| 15% | $133,752 | −$21,248 |
| 20% ← | $132,498 | −$22,502 |
| 25% | $131,263 | −$23,737 |
| 30% | $130,044 | −$24,956 |
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
1.042x
DSCR
Monthly Cash Flow
$44/mo
Cash-on-Cash Yr 1
1.1%
$49,426 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,250
Purchase (95% LTV)
$147,250
Rehab (100%)
$30,000
Loan-to-ARV
84.4%
Monthly Interest
$1,476/mo
Down Payment5% of $155,000 purchase
$7,750+
Origination Fee1 pts on $177,250 loan
$2,500+
Closing Costs5% of purchase
$7,750=
Cash to First Close
$18,000Holding Period — 2 Months
HML Interest9.99% IO · $1,476/mo × 2$2,951
Property Taxes$346/mo × 2$691
Insurance$154/mo × 2$308
Total Holding Costs$3,951
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$157,500−
HML Principal Payofffull IO loan balance
$177,250−
Origination Fee1 pts on $157,500
$1,575−
Closing Coststitle / appraisal / escrow
$3,150=
Cash to Bring to Close
−$24,475Deal Summary
Cash to First Close
$18,000+
Holding Costs (2 mo)
$3,951+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$24,475=
Capital Left in Deal
$49,426Equity Position — Day 1 Post-Refi
ARV
$210,000−
DSCR Loan Balance
$157,500=
Equity in Property
$52,500 (25.0%)−
Capital Left in Deal
$49,426=
Value Created
$3,074$52,500 equity on $49,426 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,821−
Property Taxes
$346−
Insurance
$154−
Maintenance (6% rent)
$109−
Management (6% rent)
$109=
OpEx Subtotal
$718=
Net Operating Income
$1,103−
DSCR P&I
$1,058/mo=
Net Cash Flow
$44/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$157,500
Monthly P&I$1,058/mo
Net Cash Flow$44/mo
Cash Still Required−$24,475
DSCR
1.042x✗ Fail
Lender DSCR
1.169x✓ Pass
No Cash-Out
75.0% LTV — capped short $24,475
Loan Amount$157,500
Monthly P&I$1,058/mo
Net Cash Flow$44/mo
Cash Still Required−$24,475
DSCR
1.042x✗ Fail
Lender DSCR
1.169x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,771/mo | ✓ met |
| 1.10x | $1,891/mo | +$70 needed |
| 1.20x | $2,011/mo | +$190 needed |
| 1.30x ← | $2,132/mo | +$311 needed |
| 1.40x | $2,252/mo | +$431 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
1.042x
DSCR
Monthly Cash Flow
$44/mo
Cash-on-Cash Yr 1
1.2%
$43,975 left in deal
Acquisition Event — First Close
Purchase Price
$155,000+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$7,750=
Total Cash to First Close
$192,750Holding Period — 2 Months
Property Taxes$346/mo × 2$691
Insurance$154/mo × 2$308
Total Holding Costs$1,000
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$157,500−
Origination Fee1 pts on $157,500
$1,575−
Closing Coststitle / appraisal / escrow
$3,150=
Net Cash Recovered
$152,775Deal Summary
Total Cash to First Close
$192,750+
Holding Costs (2 mo)
$1,000+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$152,775=
Capital Left in Deal
$43,975Equity Position — Day 1 Post-Refi
ARV
$210,000−
DSCR Loan Balance
$157,500=
Equity in Property
$52,500 (25.0%)−
Capital Left in Deal
$43,975=
Value Created
$8,526$52,500 equity on $43,975 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,821−
Property Taxes
$346−
Insurance
$154−
Maintenance (6% rent)
$109−
Management (6% rent)
$109=
OpEx Subtotal
$718=
Net Operating Income
$1,103−
DSCR P&I
$1,058/mo=
Net Cash Flow
$44/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$157,500
Monthly P&I$1,058/mo
Net Cash Flow$44/mo
Cash Still Required−$43,975
DSCR
1.042x✗ Fail
Lender DSCR
1.169x✓ Pass
No Cash-Out
75.0% LTV — capped short $43,975
Loan Amount$157,500
Monthly P&I$1,058/mo
Net Cash Flow$44/mo
Cash Still Required−$43,975
DSCR
1.042x✗ Fail
Lender DSCR
1.169x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,771/mo | ✓ met |
| 1.10x | $1,891/mo | +$70 needed |
| 1.20x | $2,011/mo | +$190 needed |
| 1.30x ← | $2,132/mo | +$311 needed |
| 1.40x | $2,252/mo | +$431 needed |