8306 Bo Jack Dr, Houston, TX 77040
4bd / 2.5ba · 2,209 sqft · built 1977 · Single Family (SFR)Analyzed May 28, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-80.4%
Flip ROI
Cash to First Close
$29,418
what you bring day 1
Net Profit
−$43,175
Max Bid @ 20%
$217,887
−$43,175 profit ÷ $53,695 total invested = -80.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$291,750
Purchase (95% LTV)
$251,750
Rehab (100%)
$40,000
Loan-to-ARV
87.4%
Monthly Interest
$2,429/mo
Down Payment5% of $265,000 purchase
$13,250+
Origination Fee1 pts on $291,750 loan
$2,918+
Closing Costs5% of purchase
$13,250=
Cash to First Close
$29,418Holding Period — 6 Months
HML Interest9.99% IO · $2,429/mo × 6$14,573
Property Taxes$697/mo × 6$4,180
Insurance$254/mo × 6$1,525
Total Holding Costs$20,277
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$334,000−
HML Principal Payofffull IO loan balance
$291,750−
Closing Costs3.5% of sale price
$11,690−
Realtor Commission6% of sale price
$20,040=
Net Proceeds to You
$10,520Deal Summary
Net Proceeds at Closing
$10,520−
Cash to First Close
$29,418−
Holding Costs (6 mo)
$20,277−
Contingency Reserve
$4,000=
NET PROFIT
−$43,175Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $221,970 | −$43,030 |
| 15% | $219,914 | −$45,086 |
| 20% ← | $217,887 | −$47,113 |
| 25% | $215,888 | −$49,112 |
| 30% | $213,917 | −$51,083 |
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
0.641x
DSCR
Monthly Cash Flow
−$604/mo
Cash-on-Cash Yr 1
-8.1%
$88,942 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$291,750
Purchase (95% LTV)
$251,750
Rehab (100%)
$40,000
Loan-to-ARV
87.4%
Monthly Interest
$2,429/mo
Down Payment5% of $265,000 purchase
$13,250+
Origination Fee1 pts on $291,750 loan
$2,918+
Closing Costs5% of purchase
$13,250=
Cash to First Close
$29,418Holding Period — 2 Months
HML Interest9.99% IO · $2,429/mo × 2$4,858
Property Taxes$697/mo × 2$1,393
Insurance$254/mo × 2$508
Total Holding Costs$6,759
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$250,500−
HML Principal Payofffull IO loan balance
$291,750−
Origination Fee1 pts on $250,500
$2,505−
Closing Coststitle / appraisal / escrow
$5,010=
Cash to Bring to Close
−$48,765Deal Summary
Cash to First Close
$29,418+
Holding Costs (2 mo)
$6,759+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$48,765=
Capital Left in Deal
$88,942Equity Position — Day 1 Post-Refi
ARV
$334,000−
DSCR Loan Balance
$250,500=
Equity in Property
$83,500 (25.0%)−
Capital Left in Deal
$88,942=
Value Created
−$5,442$83,500 equity on $88,942 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,307−
Property Taxes
$697−
Insurance
$254−
Maintenance (6% rent)
$138−
Management (6% rent)
$138=
OpEx Subtotal
$1,228=
Net Operating Income
$1,079−
DSCR P&I
$1,683/mo=
Net Cash Flow
−$604/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$604/mo
Cash Still Required−$48,765
DSCR
0.641x✗ Fail
Lender DSCR
0.876x✗ Fail
No Cash-Out
75.0% LTV — capped short $48,765
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$604/mo
Cash Still Required−$48,765
DSCR
0.641x✗ Fail
Lender DSCR
0.876x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,993/mo | +$686 needed |
| 1.10x | $3,185/mo | +$878 needed |
| 1.20x | $3,376/mo | +$1,069 needed |
| 1.30x ← | $3,567/mo | +$1,260 needed |
| 1.40x | $3,759/mo | +$1,452 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
0.641x
DSCR
Monthly Cash Flow
−$604/mo
Cash-on-Cash Yr 1
-8.9%
$81,167 left in deal
Acquisition Event — First Close
Purchase Price
$265,000+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$13,250=
Total Cash to First Close
$318,250Holding Period — 2 Months
Property Taxes$697/mo × 2$1,393
Insurance$254/mo × 2$508
Total Holding Costs$1,902
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$250,500−
Origination Fee1 pts on $250,500
$2,505−
Closing Coststitle / appraisal / escrow
$5,010=
Net Cash Recovered
$242,985Deal Summary
Total Cash to First Close
$318,250+
Holding Costs (2 mo)
$1,902+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$242,985=
Capital Left in Deal
$81,167Equity Position — Day 1 Post-Refi
ARV
$334,000−
DSCR Loan Balance
$250,500=
Equity in Property
$83,500 (25.0%)−
Capital Left in Deal
$81,167=
Value Created
$2,334$83,500 equity on $81,167 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,307−
Property Taxes
$697−
Insurance
$254−
Maintenance (6% rent)
$138−
Management (6% rent)
$138=
OpEx Subtotal
$1,228=
Net Operating Income
$1,079−
DSCR P&I
$1,683/mo=
Net Cash Flow
−$604/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$604/mo
Cash Still Required−$81,167
DSCR
0.641x✗ Fail
Lender DSCR
0.876x✗ Fail
No Cash-Out
75.0% LTV — capped short $81,167
Loan Amount$250,500
Monthly P&I$1,683/mo
Net Cash Flow−$604/mo
Cash Still Required−$81,167
DSCR
0.641x✗ Fail
Lender DSCR
0.876x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,993/mo | +$686 needed |
| 1.10x | $3,185/mo | +$878 needed |
| 1.20x | $3,376/mo | +$1,069 needed |
| 1.30x ← | $3,567/mo | +$1,260 needed |
| 1.40x | $3,759/mo | +$1,452 needed |