8115 Wilmerdean St, Houston, TX 77061
3bd / 2ba · 2,092 sqft · built 1962 · Single Family (SFR)Analyzed May 26, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-40.2%
Flip ROI
Cash to First Close
$16,250
what you bring day 1
Net Profit
−$15,381
Max Bid @ 20%
$117,787
−$15,381 profit ÷ $38,246 total invested = -40.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$210,625
Purchase (95% LTV)
$130,625
Rehab (100%)
$80,000
Loan-to-ARV
81.6%
Monthly Interest
$1,753/mo
Down Payment5% of $137,500 purchase
$6,875+
Origination Fee1 pts on $210,625 loan
$2,500+
Closing Costs5% of purchase
$6,875=
Cash to First Close
$16,250Holding Period — 6 Months
HML Interest9.99% IO · $1,753/mo × 6$10,521
Property Taxes$398/mo × 6$2,388
Insurance$181/mo × 6$1,088
Total Holding Costs$13,996
Contingency Reserve10% of rehab — held, not at first close$8,000
Sale Event — Second Close
Sale Price (ARV)
$258,000−
HML Principal Payofffull IO loan balance
$210,625−
Closing Costs3.5% of sale price
$9,030−
Realtor Commission6% of sale price
$15,480=
Net Proceeds to You
$22,865Deal Summary
Net Proceeds at Closing
$22,865−
Cash to First Close
$16,250−
Holding Costs (6 mo)
$13,996−
Contingency Reserve
$8,000=
NET PROFIT
−$15,381Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $120,860 | −$16,640 |
| 15% | $119,313 | −$18,187 |
| 20% ← | $117,787 | −$19,713 |
| 25% | $116,284 | −$21,216 |
| 30% | $114,801 | −$22,699 |
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
0.873x
DSCR
Monthly Cash Flow
−$165/mo
Cash-on-Cash Yr 1
-3.8%
$51,845 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$210,625
Purchase (95% LTV)
$130,625
Rehab (100%)
$80,000
Loan-to-ARV
81.6%
Monthly Interest
$1,753/mo
Down Payment5% of $137,500 purchase
$6,875+
Origination Fee1 pts on $210,625 loan
$2,500+
Closing Costs5% of purchase
$6,875=
Cash to First Close
$16,250Holding Period — 2 Months
HML Interest9.99% IO · $1,753/mo × 2$3,507
Property Taxes$398/mo × 2$796
Insurance$181/mo × 2$363
Total Holding Costs$4,665
Contingency Reserve10% of rehab — held, not at first close$8,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$193,500−
HML Principal Payofffull IO loan balance
$210,625−
Origination Fee1 pts on $193,500
$1,935−
Closing Coststitle / appraisal / escrow
$3,870=
Cash to Bring to Close
−$22,930Deal Summary
Cash to First Close
$16,250+
Holding Costs (2 mo)
$4,665+
Contingency Reserve
$8,000−
Cash to Bring at Refi
+$22,930=
Capital Left in Deal
$51,845Equity Position — Day 1 Post-Refi
ARV
$258,000−
DSCR Loan Balance
$193,500=
Equity in Property
$64,500 (25.0%)−
Capital Left in Deal
$51,845=
Value Created
$12,655$64,500 equity on $51,845 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,949−
Property Taxes
$398−
Insurance
$181−
Maintenance (6% rent)
$117−
Management (6% rent)
$117=
OpEx Subtotal
$813=
Net Operating Income
$1,136−
DSCR P&I
$1,300/mo=
Net Cash Flow
−$165/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$193,500
Monthly P&I$1,300/mo
Net Cash Flow−$165/mo
Cash Still Required−$22,930
DSCR
0.873x✗ Fail
Lender DSCR
1.037x✓ Pass
No Cash-Out
75.0% LTV — capped short $22,930
Loan Amount$193,500
Monthly P&I$1,300/mo
Net Cash Flow−$165/mo
Cash Still Required−$22,930
DSCR
0.873x✗ Fail
Lender DSCR
1.037x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,136/mo | +$187 needed |
| 1.10x | $2,284/mo | +$335 needed |
| 1.20x | $2,431/mo | +$482 needed |
| 1.30x ← | $2,579/mo | +$630 needed |
| 1.40x | $2,727/mo | +$778 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
0.873x
DSCR
Monthly Cash Flow
−$165/mo
Cash-on-Cash Yr 1
-4.3%
$45,839 left in deal
Acquisition Event — First Close
Purchase Price
$137,500+
Rehab Budget
$80,000+
Closing Costs5% of purchase
$6,875=
Total Cash to First Close
$224,375Holding Period — 2 Months
Property Taxes$398/mo × 2$796
Insurance$181/mo × 2$363
Total Holding Costs$1,159
Contingency Reserve10% of rehab — held, not at first close$8,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$193,500−
Origination Fee1 pts on $193,500
$1,935−
Closing Coststitle / appraisal / escrow
$3,870=
Net Cash Recovered
$187,695Deal Summary
Total Cash to First Close
$224,375+
Holding Costs (2 mo)
$1,159+
Contingency Reserve
$8,000−
Net Cash Recovered at Refi
$187,695=
Capital Left in Deal
$45,839Equity Position — Day 1 Post-Refi
ARV
$258,000−
DSCR Loan Balance
$193,500=
Equity in Property
$64,500 (25.0%)−
Capital Left in Deal
$45,839=
Value Created
$18,662$64,500 equity on $45,839 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,949−
Property Taxes
$398−
Insurance
$181−
Maintenance (6% rent)
$117−
Management (6% rent)
$117=
OpEx Subtotal
$813=
Net Operating Income
$1,136−
DSCR P&I
$1,300/mo=
Net Cash Flow
−$165/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$193,500
Monthly P&I$1,300/mo
Net Cash Flow−$165/mo
Cash Still Required−$45,839
DSCR
0.873x✗ Fail
Lender DSCR
1.037x✓ Pass
No Cash-Out
75.0% LTV — capped short $45,839
Loan Amount$193,500
Monthly P&I$1,300/mo
Net Cash Flow−$165/mo
Cash Still Required−$45,839
DSCR
0.873x✗ Fail
Lender DSCR
1.037x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,136/mo | +$187 needed |
| 1.10x | $2,284/mo | +$335 needed |
| 1.20x | $2,431/mo | +$482 needed |
| 1.30x ← | $2,579/mo | +$630 needed |
| 1.40x | $2,727/mo | +$778 needed |