8535 Wiggins St, Houston, TX 77029
3bd / 2ba · 1,600 sqft · built 1940 · Single Family (SFR)Analyzed Jun 15, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-45.6%
Flip ROI
Cash to First Close
$13,500
what you bring day 1
Net Profit
−$13,818
Max Bid @ 20%
$93,522
−$13,818 profit ÷ $30,319 total invested = -45.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$164,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$60,000
Loan-to-ARV
82.2%
Monthly Interest
$1,369/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $164,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 6 Months
HML Interest9.99% IO · $1,369/mo × 6$8,217
Property Taxes$292/mo × 6$1,752
Insurance$142/mo × 6$850
Total Holding Costs$10,819
Contingency Reserve10% of rehab — held, not at first close$6,000
Sale Event — Second Close
Sale Price (ARV)
$200,000−
HML Principal Payofffull IO loan balance
$164,499−
Closing Costs3.5% of sale price
$7,000−
Realtor Commission6% of sale price
$12,000=
Net Proceeds to You
$16,501Deal Summary
Net Proceeds at Closing
$16,501−
Cash to First Close
$13,500−
Holding Costs (6 mo)
$10,819−
Contingency Reserve
$6,000=
NET PROFIT
−$13,818Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $95,897 | −$14,102 |
| 15% | $94,701 | −$15,298 |
| 20% ← | $93,522 | −$16,477 |
| 25% | $92,359 | −$17,640 |
| 30% | $91,213 | −$18,786 |
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
1.046x
DSCR
Monthly Cash Flow
$46/mo
Cash-on-Cash Yr 1
1.3%
$42,105 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$164,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$60,000
Loan-to-ARV
82.2%
Monthly Interest
$1,369/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $164,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 2 Months
HML Interest9.99% IO · $1,369/mo × 2$2,739
Property Taxes$292/mo × 2$584
Insurance$142/mo × 2$283
Total Holding Costs$3,606
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$150,000−
HML Principal Payofffull IO loan balance
$164,499−
Origination Fee1 pts on $150,000
$1,500−
Closing Coststitle / appraisal / escrow
$3,000=
Cash to Bring to Close
−$18,999Deal Summary
Cash to First Close
$13,500+
Holding Costs (2 mo)
$3,606+
Contingency Reserve
$6,000−
Cash to Bring at Refi
+$18,999=
Capital Left in Deal
$42,105Equity Position — Day 1 Post-Refi
ARV
$200,000−
DSCR Loan Balance
$150,000=
Equity in Property
$50,000 (25.0%)−
Capital Left in Deal
$42,105=
Value Created
$7,895$50,000 equity on $42,105 deployed = 1.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,691−
Property Taxes
$292−
Insurance
$142−
Maintenance (6% rent)
$101−
Management (6% rent)
$101=
OpEx Subtotal
$637=
Net Operating Income
$1,054−
DSCR P&I
$1,008/mo=
Net Cash Flow
$46/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$46/mo
Cash Still Required−$18,999
DSCR
1.046x✗ Fail
Lender DSCR
1.173x✓ Pass
No Cash-Out
75.0% LTV — capped short $18,999
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$46/mo
Cash Still Required−$18,999
DSCR
1.046x✗ Fail
Lender DSCR
1.173x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,638/mo | ✓ met |
| 1.10x | $1,753/mo | +$62 needed |
| 1.20x | $1,867/mo | +$176 needed |
| 1.30x ← | $1,982/mo | +$291 needed |
| 1.40x | $2,097/mo | +$406 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
1.046x
DSCR
Monthly Cash Flow
$46/mo
Cash-on-Cash Yr 1
1.5%
$36,866 left in deal
Acquisition Event — First Close
Purchase Price
$109,999+
Rehab Budget
$60,000+
Closing Costs5% of purchase
$5,500=
Total Cash to First Close
$175,499Holding Period — 2 Months
Property Taxes$292/mo × 2$584
Insurance$142/mo × 2$283
Total Holding Costs$867
Contingency Reserve10% of rehab — held, not at first close$6,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$150,000−
Origination Fee1 pts on $150,000
$1,500−
Closing Coststitle / appraisal / escrow
$3,000=
Net Cash Recovered
$145,500Deal Summary
Total Cash to First Close
$175,499+
Holding Costs (2 mo)
$867+
Contingency Reserve
$6,000−
Net Cash Recovered at Refi
$145,500=
Capital Left in Deal
$36,866Equity Position — Day 1 Post-Refi
ARV
$200,000−
DSCR Loan Balance
$150,000=
Equity in Property
$50,000 (25.0%)−
Capital Left in Deal
$36,866=
Value Created
$13,134$50,000 equity on $36,866 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,691−
Property Taxes
$292−
Insurance
$142−
Maintenance (6% rent)
$101−
Management (6% rent)
$101=
OpEx Subtotal
$637=
Net Operating Income
$1,054−
DSCR P&I
$1,008/mo=
Net Cash Flow
$46/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$46/mo
Cash Still Required−$36,866
DSCR
1.046x✗ Fail
Lender DSCR
1.173x✓ Pass
No Cash-Out
75.0% LTV — capped short $36,866
Loan Amount$150,000
Monthly P&I$1,008/mo
Net Cash Flow$46/mo
Cash Still Required−$36,866
DSCR
1.046x✗ Fail
Lender DSCR
1.173x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,638/mo | ✓ met |
| 1.10x | $1,753/mo | +$62 needed |
| 1.20x | $1,867/mo | +$176 needed |
| 1.30x ← | $1,982/mo | +$291 needed |
| 1.40x | $2,097/mo | +$406 needed |