6738 Hertford Park Dr, Houston, TX 77084
3bd / 2ba · 1,710 sqft · built 1993 · Single Family (SFR)Analyzed Jun 3, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
1.6%
Flip ROI
Cash to First Close
$23,000
what you bring day 1
Net Profit
$658
Max Bid @ 20%
$198,859
$658 profit ÷ $40,233 total invested = 1.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$219,749
Purchase (95% LTV)
$194,749
Rehab (100%)
$25,000
Loan-to-ARV
76.3%
Monthly Interest
$1,829/mo
Down Payment5% of $204,999 purchase
$10,250+
Origination Fee1 pts on $219,749 loan
$2,500+
Closing Costs5% of purchase
$10,250=
Cash to First Close
$23,000Holding Period — 6 Months
HML Interest9.99% IO · $1,829/mo × 6$10,976
Property Taxes$435/mo × 6$2,607
Insurance$192/mo × 6$1,150
Total Holding Costs$14,733
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$288,000−
HML Principal Payofffull IO loan balance
$219,749−
Closing Costs3.5% of sale price
$10,080−
Realtor Commission6% of sale price
$17,280=
Net Proceeds to You
$40,891Deal Summary
Net Proceeds at Closing
$40,891−
Cash to First Close
$23,000−
Holding Costs (6 mo)
$14,733−
Contingency Reserve
$2,500=
NET PROFIT
$658Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $202,311 | −$2,688 |
| 15% | $200,573 | −$4,426 |
| 20% ← | $198,859 | −$6,140 |
| 25% | $197,170 | −$7,829 |
| 30% | $195,504 | −$9,495 |
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
0.700x
DSCR
Monthly Cash Flow
−$435/mo
Cash-on-Cash Yr 1
-12.8%
$40,640 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$219,749
Purchase (95% LTV)
$194,749
Rehab (100%)
$25,000
Loan-to-ARV
76.3%
Monthly Interest
$1,829/mo
Down Payment5% of $204,999 purchase
$10,250+
Origination Fee1 pts on $219,749 loan
$2,500+
Closing Costs5% of purchase
$10,250=
Cash to First Close
$23,000Holding Period — 2 Months
HML Interest9.99% IO · $1,829/mo × 2$3,659
Property Taxes$435/mo × 2$869
Insurance$192/mo × 2$383
Total Holding Costs$4,911
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$216,000−
HML Principal Payofffull IO loan balance
$219,749−
Origination Fee1 pts on $216,000
$2,160−
Closing Coststitle / appraisal / escrow
$4,320=
Cash to Bring to Close
−$10,229Deal Summary
Cash to First Close
$23,000+
Holding Costs (2 mo)
$4,911+
Contingency Reserve
$2,500−
Cash to Bring at Refi
+$10,229=
Capital Left in Deal
$40,640Equity Position — Day 1 Post-Refi
ARV
$288,000−
DSCR Loan Balance
$216,000=
Equity in Property
$72,000 (25.0%)−
Capital Left in Deal
$40,640=
Value Created
$31,360$72,000 equity on $40,640 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,867−
Property Taxes
$435−
Insurance
$192−
Maintenance (6% rent)
$112−
Management (6% rent)
$112=
OpEx Subtotal
$850=
Net Operating Income
$1,017−
DSCR P&I
$1,452/mo=
Net Cash Flow
−$435/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$216,000
Monthly P&I$1,452/mo
Net Cash Flow−$435/mo
Cash Still Required−$10,229
DSCR
0.700x✗ Fail
Lender DSCR
0.899x✗ Fail
No Cash-Out
75.0% LTV — capped short $10,229
Loan Amount$216,000
Monthly P&I$1,452/mo
Net Cash Flow−$435/mo
Cash Still Required−$10,229
DSCR
0.700x✗ Fail
Lender DSCR
0.899x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,361/mo | +$494 needed |
| 1.10x | $2,526/mo | +$659 needed |
| 1.20x | $2,691/mo | +$824 needed |
| 1.30x ← | $2,856/mo | +$989 needed |
| 1.40x | $3,021/mo | +$1,154 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
0.700x
DSCR
Monthly Cash Flow
−$435/mo
Cash-on-Cash Yr 1
-15.1%
$34,481 left in deal
Acquisition Event — First Close
Purchase Price
$204,999+
Rehab Budget
$25,000+
Closing Costs5% of purchase
$10,250=
Total Cash to First Close
$240,249Holding Period — 2 Months
Property Taxes$435/mo × 2$869
Insurance$192/mo × 2$383
Total Holding Costs$1,252
Contingency Reserve10% of rehab — held, not at first close$2,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$216,000−
Origination Fee1 pts on $216,000
$2,160−
Closing Coststitle / appraisal / escrow
$4,320=
Net Cash Recovered
$209,520Deal Summary
Total Cash to First Close
$240,249+
Holding Costs (2 mo)
$1,252+
Contingency Reserve
$2,500−
Net Cash Recovered at Refi
$209,520=
Capital Left in Deal
$34,481Equity Position — Day 1 Post-Refi
ARV
$288,000−
DSCR Loan Balance
$216,000=
Equity in Property
$72,000 (25.0%)−
Capital Left in Deal
$34,481=
Value Created
$37,519$72,000 equity on $34,481 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,867−
Property Taxes
$435−
Insurance
$192−
Maintenance (6% rent)
$112−
Management (6% rent)
$112=
OpEx Subtotal
$850=
Net Operating Income
$1,017−
DSCR P&I
$1,452/mo=
Net Cash Flow
−$435/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$216,000
Monthly P&I$1,452/mo
Net Cash Flow−$435/mo
Cash Still Required−$34,481
DSCR
0.700x✗ Fail
Lender DSCR
0.899x✗ Fail
No Cash-Out
75.0% LTV — capped short $34,481
Loan Amount$216,000
Monthly P&I$1,452/mo
Net Cash Flow−$435/mo
Cash Still Required−$34,481
DSCR
0.700x✗ Fail
Lender DSCR
0.899x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,361/mo | +$494 needed |
| 1.10x | $2,526/mo | +$659 needed |
| 1.20x | $2,691/mo | +$824 needed |
| 1.30x ← | $2,856/mo | +$989 needed |
| 1.40x | $3,021/mo | +$1,154 needed |