7623 Braes Meadow Dr, Houston, TX 77071
4bd / 2.5ba · 2,786 sqft · built 1969 · Single Family (SFR)Analyzed Jun 22, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-38.6%
Flip ROI
Cash to First Close
$29,718
what you bring day 1
Net Profit
−$22,487
Max Bid @ 20%
$235,175
−$22,487 profit ÷ $58,212 total invested = -38.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$321,750
Purchase (95% LTV)
$251,750
Rehab (100%)
$70,000
Loan-to-ARV
81.5%
Monthly Interest
$2,679/mo
Down Payment5% of $265,000 purchase
$13,250+
Origination Fee1 pts on $321,750 loan
$3,218+
Closing Costs5% of purchase
$13,250=
Cash to First Close
$29,718Holding Period — 6 Months
HML Interest9.99% IO · $2,679/mo × 6$16,071
Property Taxes$625/mo × 6$3,749
Insurance$279/mo × 6$1,675
Total Holding Costs$21,495
Contingency Reserve10% of rehab — held, not at first close$7,000
Sale Event — Second Close
Sale Price (ARV)
$395,000−
HML Principal Payofffull IO loan balance
$321,750−
Closing Costs3.5% of sale price
$13,825−
Realtor Commission6% of sale price
$23,700=
Net Proceeds to You
$35,725Deal Summary
Net Proceeds at Closing
$35,725−
Cash to First Close
$29,718−
Holding Costs (6 mo)
$21,495−
Contingency Reserve
$7,000=
NET PROFIT
−$22,487Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $239,907 | −$25,093 |
| 15% | $237,524 | −$27,476 |
| 20% ← | $235,175 | −$29,825 |
| 25% | $232,859 | −$32,141 |
| 30% | $230,575 | −$34,425 |
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
0.640x
DSCR
Monthly Cash Flow
−$718/mo
Cash-on-Cash Yr 1
-11.0%
$78,270 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$321,750
Purchase (95% LTV)
$251,750
Rehab (100%)
$70,000
Loan-to-ARV
81.5%
Monthly Interest
$2,679/mo
Down Payment5% of $265,000 purchase
$13,250+
Origination Fee1 pts on $321,750 loan
$3,218+
Closing Costs5% of purchase
$13,250=
Cash to First Close
$29,718Holding Period — 2 Months
HML Interest9.99% IO · $2,679/mo × 2$5,357
Property Taxes$625/mo × 2$1,250
Insurance$279/mo × 2$558
Total Holding Costs$7,165
Contingency Reserve10% of rehab — held, not at first close$7,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$296,250−
HML Principal Payofffull IO loan balance
$321,750−
Origination Fee1 pts on $296,250
$2,963−
Closing Coststitle / appraisal / escrow
$5,925=
Cash to Bring to Close
−$34,388Deal Summary
Cash to First Close
$29,718+
Holding Costs (2 mo)
$7,165+
Contingency Reserve
$7,000−
Cash to Bring at Refi
+$34,388=
Capital Left in Deal
$78,270Equity Position — Day 1 Post-Refi
ARV
$395,000−
DSCR Loan Balance
$296,250=
Equity in Property
$98,750 (25.0%)−
Capital Left in Deal
$78,270=
Value Created
$20,480$98,750 equity on $78,270 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,474−
Property Taxes
$625−
Insurance
$279−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,201=
Net Operating Income
$1,273−
DSCR P&I
$1,991/mo=
Net Cash Flow
−$718/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$296,250
Monthly P&I$1,991/mo
Net Cash Flow−$718/mo
Cash Still Required−$34,388
DSCR
0.640x✗ Fail
Lender DSCR
0.855x✗ Fail
No Cash-Out
75.0% LTV — capped short $34,388
Loan Amount$296,250
Monthly P&I$1,991/mo
Net Cash Flow−$718/mo
Cash Still Required−$34,388
DSCR
0.640x✗ Fail
Lender DSCR
0.855x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,290/mo | +$816 needed |
| 1.10x | $3,516/mo | +$1,042 needed |
| 1.20x | $3,742/mo | +$1,268 needed |
| 1.30x ← | $3,968/mo | +$1,494 needed |
| 1.40x | $4,195/mo | +$1,721 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
0.640x
DSCR
Monthly Cash Flow
−$718/mo
Cash-on-Cash Yr 1
-12.4%
$69,695 left in deal
Acquisition Event — First Close
Purchase Price
$265,000+
Rehab Budget
$70,000+
Closing Costs5% of purchase
$13,250=
Total Cash to First Close
$348,250Holding Period — 2 Months
Property Taxes$625/mo × 2$1,250
Insurance$279/mo × 2$558
Total Holding Costs$1,808
Contingency Reserve10% of rehab — held, not at first close$7,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$296,250−
Origination Fee1 pts on $296,250
$2,963−
Closing Coststitle / appraisal / escrow
$5,925=
Net Cash Recovered
$287,363Deal Summary
Total Cash to First Close
$348,250+
Holding Costs (2 mo)
$1,808+
Contingency Reserve
$7,000−
Net Cash Recovered at Refi
$287,363=
Capital Left in Deal
$69,695Equity Position — Day 1 Post-Refi
ARV
$395,000−
DSCR Loan Balance
$296,250=
Equity in Property
$98,750 (25.0%)−
Capital Left in Deal
$69,695=
Value Created
$29,055$98,750 equity on $69,695 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,474−
Property Taxes
$625−
Insurance
$279−
Maintenance (6% rent)
$148−
Management (6% rent)
$148=
OpEx Subtotal
$1,201=
Net Operating Income
$1,273−
DSCR P&I
$1,991/mo=
Net Cash Flow
−$718/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$296,250
Monthly P&I$1,991/mo
Net Cash Flow−$718/mo
Cash Still Required−$69,695
DSCR
0.640x✗ Fail
Lender DSCR
0.855x✗ Fail
No Cash-Out
75.0% LTV — capped short $69,695
Loan Amount$296,250
Monthly P&I$1,991/mo
Net Cash Flow−$718/mo
Cash Still Required−$69,695
DSCR
0.640x✗ Fail
Lender DSCR
0.855x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,290/mo | +$816 needed |
| 1.10x | $3,516/mo | +$1,042 needed |
| 1.20x | $3,742/mo | +$1,268 needed |
| 1.30x ← | $3,968/mo | +$1,494 needed |
| 1.40x | $4,195/mo | +$1,721 needed |