8131 Brinkworth Ln, Houston, TX 77070
4bd / 2.5ba · 2,272 sqft · built 1974 · Single Family (SFR)Analyzed Jun 15, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-56.1%
Flip ROI
Cash to First Close
$23,500
what you bring day 1
Net Profit
−$23,611
Max Bid @ 20%
$182,228
−$23,611 profit ÷ $42,081 total invested = -56.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,500
Purchase (95% LTV)
$199,500
Rehab (100%)
$30,000
Loan-to-ARV
83.8%
Monthly Interest
$1,911/mo
Down Payment5% of $210,000 purchase
$10,500+
Origination Fee1 pts on $229,500 loan
$2,500+
Closing Costs5% of purchase
$10,500=
Cash to First Close
$23,500Holding Period — 6 Months
HML Interest9.99% IO · $1,911/mo × 6$11,464
Property Taxes$486/mo × 6$2,917
Insurance$200/mo × 6$1,200
Total Holding Costs$15,581
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$274,000−
HML Principal Payofffull IO loan balance
$229,500−
Closing Costs3.5% of sale price
$9,590−
Realtor Commission6% of sale price
$16,440=
Net Proceeds to You
$18,470Deal Summary
Net Proceeds at Closing
$18,470−
Cash to First Close
$23,500−
Holding Costs (6 mo)
$15,581−
Contingency Reserve
$3,000=
NET PROFIT
−$23,611Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $185,541 | −$24,459 |
| 15% | $183,873 | −$26,127 |
| 20% ← | $182,228 | −$27,772 |
| 25% | $180,606 | −$29,394 |
| 30% | $179,007 | −$30,993 |
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
1.057x
DSCR
Monthly Cash Flow
$79/mo
Cash-on-Cash Yr 1
1.5%
$61,859 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,500
Purchase (95% LTV)
$199,500
Rehab (100%)
$30,000
Loan-to-ARV
83.8%
Monthly Interest
$1,911/mo
Down Payment5% of $210,000 purchase
$10,500+
Origination Fee1 pts on $229,500 loan
$2,500+
Closing Costs5% of purchase
$10,500=
Cash to First Close
$23,500Holding Period — 2 Months
HML Interest9.99% IO · $1,911/mo × 2$3,821
Property Taxes$486/mo × 2$972
Insurance$200/mo × 2$400
Total Holding Costs$5,194
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$205,500−
HML Principal Payofffull IO loan balance
$229,500−
Origination Fee1 pts on $205,500
$2,055−
Closing Coststitle / appraisal / escrow
$4,110=
Cash to Bring to Close
−$30,165Deal Summary
Cash to First Close
$23,500+
Holding Costs (2 mo)
$5,194+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$30,165=
Capital Left in Deal
$61,859Equity Position — Day 1 Post-Refi
ARV
$274,000−
DSCR Loan Balance
$205,500=
Equity in Property
$68,500 (25.0%)−
Capital Left in Deal
$61,859=
Value Created
$6,641$68,500 equity on $61,859 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,439−
Property Taxes
$486−
Insurance
$200−
Maintenance (6% rent)
$146−
Management (6% rent)
$146=
OpEx Subtotal
$979=
Net Operating Income
$1,460−
DSCR P&I
$1,381/mo=
Net Cash Flow
$79/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$205,500
Monthly P&I$1,381/mo
Net Cash Flow$79/mo
Cash Still Required−$30,165
DSCR
1.057x✗ Fail
Lender DSCR
1.180x✓ Pass
No Cash-Out
75.0% LTV — capped short $30,165
Loan Amount$205,500
Monthly P&I$1,381/mo
Net Cash Flow$79/mo
Cash Still Required−$30,165
DSCR
1.057x✗ Fail
Lender DSCR
1.180x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,349/mo | ✓ met |
| 1.10x | $2,506/mo | +$67 needed |
| 1.20x | $2,663/mo | +$224 needed |
| 1.30x ← | $2,820/mo | +$381 needed |
| 1.40x | $2,977/mo | +$538 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
1.057x
DSCR
Monthly Cash Flow
$79/mo
Cash-on-Cash Yr 1
1.7%
$55,537 left in deal
Acquisition Event — First Close
Purchase Price
$210,000+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$10,500=
Total Cash to First Close
$250,500Holding Period — 2 Months
Property Taxes$486/mo × 2$972
Insurance$200/mo × 2$400
Total Holding Costs$1,372
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$205,500−
Origination Fee1 pts on $205,500
$2,055−
Closing Coststitle / appraisal / escrow
$4,110=
Net Cash Recovered
$199,335Deal Summary
Total Cash to First Close
$250,500+
Holding Costs (2 mo)
$1,372+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$199,335=
Capital Left in Deal
$55,537Equity Position — Day 1 Post-Refi
ARV
$274,000−
DSCR Loan Balance
$205,500=
Equity in Property
$68,500 (25.0%)−
Capital Left in Deal
$55,537=
Value Created
$12,963$68,500 equity on $55,537 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,439−
Property Taxes
$486−
Insurance
$200−
Maintenance (6% rent)
$146−
Management (6% rent)
$146=
OpEx Subtotal
$979=
Net Operating Income
$1,460−
DSCR P&I
$1,381/mo=
Net Cash Flow
$79/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$205,500
Monthly P&I$1,381/mo
Net Cash Flow$79/mo
Cash Still Required−$55,537
DSCR
1.057x✗ Fail
Lender DSCR
1.180x✓ Pass
No Cash-Out
75.0% LTV — capped short $55,537
Loan Amount$205,500
Monthly P&I$1,381/mo
Net Cash Flow$79/mo
Cash Still Required−$55,537
DSCR
1.057x✗ Fail
Lender DSCR
1.180x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,349/mo | ✓ met |
| 1.10x | $2,506/mo | +$67 needed |
| 1.20x | $2,663/mo | +$224 needed |
| 1.30x ← | $2,820/mo | +$381 needed |
| 1.40x | $2,977/mo | +$538 needed |