839 Quiet Spring Ln, Houston, TX 77062
4bd / 2ba · 2,328 sqft · built 1989 · Single Family (SFR)Analyzed Jul 22, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
54.6%
Flip ROI
Cash to First Close
$31,357
what you bring day 1
Net Profit
$28,844
Max Bid @ 20%
$300,971
$28,844 profit ÷ $52,837 total invested = 54.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$285,749
Purchase (95% LTV)
$270,749
Rehab (100%)
$15,000
Loan-to-ARV
70.4%
Monthly Interest
$2,379/mo
Down Payment5% of $284,999 purchase
$14,250+
Origination Fee1 pts on $285,749 loan
$2,857+
Closing Costs5% of purchase
$14,250=
Cash to First Close
$31,357Holding Period — 6 Months
HML Interest9.99% IO · $2,379/mo × 6$14,273
Property Taxes$701/mo × 6$4,206
Insurance$250/mo × 6$1,500
Total Holding Costs$19,979
Contingency Reserve10% of rehab — held, not at first close$1,500
Sale Event — Second Close
Sale Price (ARV)
$406,000−
HML Principal Payofffull IO loan balance
$285,749−
Closing Costs3.5% of sale price
$14,210−
Realtor Commission6% of sale price
$24,360=
Net Proceeds to You
$81,681Deal Summary
Net Proceeds at Closing
$81,681−
Cash to First Close
$31,357−
Holding Costs (6 mo)
$19,979−
Contingency Reserve
$1,500=
NET PROFIT
$28,844Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $305,883 | ✓ ok |
| 15% | $303,410 | ✓ ok |
| 20% ← | $300,971 | ✓ ok |
| 25% | $298,566 | ✓ ok |
| 30% | $296,195 | ✓ ok |
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
0.548x
DSCR
Monthly Cash Flow
−$925/mo
Cash-on-Cash Yr 1
-37.1%
$29,901 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$285,749
Purchase (95% LTV)
$270,749
Rehab (100%)
$15,000
Loan-to-ARV
70.4%
Monthly Interest
$2,379/mo
Down Payment5% of $284,999 purchase
$14,250+
Origination Fee1 pts on $285,749 loan
$2,857+
Closing Costs5% of purchase
$14,250=
Cash to First Close
$31,357Holding Period — 2 Months
HML Interest9.99% IO · $2,379/mo × 2$4,758
Property Taxes$701/mo × 2$1,402
Insurance$250/mo × 2$500
Total Holding Costs$6,660
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$304,500−
HML Principal Payofffull IO loan balance
$285,749−
Origination Fee1 pts on $304,500
$3,045−
Closing Coststitle / appraisal / escrow
$6,090=
Cash Back to You
+$9,616Deal Summary
Cash to First Close
$31,357+
Holding Costs (2 mo)
$6,660+
Contingency Reserve
$1,500−
Cash Back at Refi
−$9,616=
Capital Left in Deal
$29,901Equity Position — Day 1 Post-Refi
ARV
$406,000−
DSCR Loan Balance
$304,500=
Equity in Property
$101,500 (25.0%)−
Capital Left in Deal
$29,901=
Value Created
$71,599$101,500 equity on $29,901 deployed = 3.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,355−
Property Taxes
$701−
Insurance
$250−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$1,234=
Net Operating Income
$1,121−
DSCR P&I
$2,046/mo=
Net Cash Flow
−$925/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$925/mo
Cash Back at Refi+$9,616
DSCR
0.548x✗ Fail
Lender DSCR
0.786x✗ Fail
No Cash-Out
72.6% LTV — breakeven refi
Loan Amount$294,587
Monthly P&I$1,980/mo
Net Cash Flow−$858/mo
Cash Back at Refi+$0
DSCR
0.566x✗ Fail
Lender DSCR
0.804x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,406/mo | +$1,051 needed |
| 1.10x | $3,639/mo | +$1,284 needed |
| 1.20x | $3,871/mo | +$1,516 needed |
| 1.30x ← | $4,104/mo | +$1,749 needed |
| 1.40x | $4,336/mo | +$1,981 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
0.548x
DSCR
Monthly Cash Flow
−$925/mo
Cash-on-Cash Yr 1
-49.8%
$22,286 left in deal
Acquisition Event — First Close
Purchase Price
$284,999+
Rehab Budget
$15,000+
Closing Costs5% of purchase
$14,250=
Total Cash to First Close
$314,249Holding Period — 2 Months
Property Taxes$701/mo × 2$1,402
Insurance$250/mo × 2$500
Total Holding Costs$1,902
Contingency Reserve10% of rehab — held, not at first close$1,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$304,500−
Origination Fee1 pts on $304,500
$3,045−
Closing Coststitle / appraisal / escrow
$6,090=
Net Cash Recovered
$295,365Deal Summary
Total Cash to First Close
$314,249+
Holding Costs (2 mo)
$1,902+
Contingency Reserve
$1,500−
Net Cash Recovered at Refi
$295,365=
Capital Left in Deal
$22,286Equity Position — Day 1 Post-Refi
ARV
$406,000−
DSCR Loan Balance
$304,500=
Equity in Property
$101,500 (25.0%)−
Capital Left in Deal
$22,286=
Value Created
$79,214$101,500 equity on $22,286 deployed = 4.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,355−
Property Taxes
$701−
Insurance
$250−
Maintenance (6% rent)
$141−
Management (6% rent)
$141=
OpEx Subtotal
$1,234=
Net Operating Income
$1,121−
DSCR P&I
$2,046/mo=
Net Cash Flow
−$925/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$925/mo
Cash Still Required−$22,286
DSCR
0.548x✗ Fail
Lender DSCR
0.786x✗ Fail
No Cash-Out
75.0% LTV — capped short $22,286
Loan Amount$304,500
Monthly P&I$2,046/mo
Net Cash Flow−$925/mo
Cash Still Required−$22,286
DSCR
0.548x✗ Fail
Lender DSCR
0.786x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,406/mo | +$1,051 needed |
| 1.10x | $3,639/mo | +$1,284 needed |
| 1.20x | $3,871/mo | +$1,516 needed |
| 1.30x ← | $4,104/mo | +$1,749 needed |
| 1.40x | $4,336/mo | +$1,981 needed |