8702 Wiggins St, Houston, TX 77029
2bd / 2ba · 1,260 sqft · built 2012 · Single Family (SFR)Analyzed Jul 6, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-124.8%
Flip ROI
Cash to First Close
$18,000
what you bring day 1
Net Profit
−$40,390
Max Bid @ 20%
$114,810
−$40,390 profit ÷ $32,375 total invested = -124.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,250
Purchase (95% LTV)
$147,250
Rehab (100%)
$30,000
Loan-to-ARV
94.8%
Monthly Interest
$1,476/mo
Down Payment5% of $155,000 purchase
$7,750+
Origination Fee1 pts on $177,250 loan
$2,500+
Closing Costs5% of purchase
$7,750=
Cash to First Close
$18,000Holding Period — 6 Months
HML Interest9.99% IO · $1,476/mo × 6$8,854
Property Taxes$266/mo × 6$1,596
Insurance$154/mo × 6$925
Total Holding Costs$11,375
Contingency Reserve10% of rehab — held, not at first close$3,000
Sale Event — Second Close
Sale Price (ARV)
$187,000−
HML Principal Payofffull IO loan balance
$177,250−
Closing Costs3.5% of sale price
$6,545−
Realtor Commission6% of sale price
$11,220=
Net Proceeds to You
−$8,015Deal Summary
Net Proceeds at Closing
−$8,015−
Cash to First Close
$18,000−
Holding Costs (6 mo)
$11,375−
Contingency Reserve
$3,000=
NET PROFIT
−$40,390Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $117,038 | −$37,962 |
| 15% | $115,916 | −$39,084 |
| 20% ← | $114,810 | −$40,190 |
| 25% | $113,719 | −$41,281 |
| 30% | $112,644 | −$42,356 |
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
0.888x
DSCR
Monthly Cash Flow
−$105/mo
Cash-on-Cash Yr 1
-1.9%
$65,999 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$177,250
Purchase (95% LTV)
$147,250
Rehab (100%)
$30,000
Loan-to-ARV
94.8%
Monthly Interest
$1,476/mo
Down Payment5% of $155,000 purchase
$7,750+
Origination Fee1 pts on $177,250 loan
$2,500+
Closing Costs5% of purchase
$7,750=
Cash to First Close
$18,000Holding Period — 2 Months
HML Interest9.99% IO · $1,476/mo × 2$2,951
Property Taxes$266/mo × 2$532
Insurance$154/mo × 2$308
Total Holding Costs$3,792
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$140,250−
HML Principal Payofffull IO loan balance
$177,250−
Origination Fee1 pts on $140,250
$1,403−
Closing Coststitle / appraisal / escrow
$2,805=
Cash to Bring to Close
−$41,208Deal Summary
Cash to First Close
$18,000+
Holding Costs (2 mo)
$3,792+
Contingency Reserve
$3,000−
Cash to Bring at Refi
+$41,208=
Capital Left in Deal
$65,999Equity Position — Day 1 Post-Refi
ARV
$187,000−
DSCR Loan Balance
$140,250=
Equity in Property
$46,750 (25.0%)−
Capital Left in Deal
$65,999=
Value Created
−$19,249$46,750 equity on $65,999 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,429−
Property Taxes
$266−
Insurance
$154−
Maintenance (6% rent)
$86−
Management (6% rent)
$86=
OpEx Subtotal
$592=
Net Operating Income
$837−
DSCR P&I
$943/mo=
Net Cash Flow
−$105/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$140,250
Monthly P&I$943/mo
Net Cash Flow−$105/mo
Cash Still Required−$41,208
DSCR
0.888x✗ Fail
Lender DSCR
1.049x✓ Pass
No Cash-Out
75.0% LTV — capped short $41,208
Loan Amount$140,250
Monthly P&I$943/mo
Net Cash Flow−$105/mo
Cash Still Required−$41,208
DSCR
0.888x✗ Fail
Lender DSCR
1.049x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,549/mo | +$120 needed |
| 1.10x | $1,656/mo | +$227 needed |
| 1.20x | $1,763/mo | +$334 needed |
| 1.30x ← | $1,870/mo | +$441 needed |
| 1.40x | $1,977/mo | +$548 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
0.888x
DSCR
Monthly Cash Flow
−$105/mo
Cash-on-Cash Yr 1
-2.1%
$60,548 left in deal
Acquisition Event — First Close
Purchase Price
$155,000+
Rehab Budget
$30,000+
Closing Costs5% of purchase
$7,750=
Total Cash to First Close
$192,750Holding Period — 2 Months
Property Taxes$266/mo × 2$532
Insurance$154/mo × 2$308
Total Holding Costs$840
Contingency Reserve10% of rehab — held, not at first close$3,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$140,250−
Origination Fee1 pts on $140,250
$1,403−
Closing Coststitle / appraisal / escrow
$2,805=
Net Cash Recovered
$136,043Deal Summary
Total Cash to First Close
$192,750+
Holding Costs (2 mo)
$840+
Contingency Reserve
$3,000−
Net Cash Recovered at Refi
$136,043=
Capital Left in Deal
$60,548Equity Position — Day 1 Post-Refi
ARV
$187,000−
DSCR Loan Balance
$140,250=
Equity in Property
$46,750 (25.0%)−
Capital Left in Deal
$60,548=
Value Created
−$13,798$46,750 equity on $60,548 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,429−
Property Taxes
$266−
Insurance
$154−
Maintenance (6% rent)
$86−
Management (6% rent)
$86=
OpEx Subtotal
$592=
Net Operating Income
$837−
DSCR P&I
$943/mo=
Net Cash Flow
−$105/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$140,250
Monthly P&I$943/mo
Net Cash Flow−$105/mo
Cash Still Required−$60,548
DSCR
0.888x✗ Fail
Lender DSCR
1.049x✓ Pass
No Cash-Out
75.0% LTV — capped short $60,548
Loan Amount$140,250
Monthly P&I$943/mo
Net Cash Flow−$105/mo
Cash Still Required−$60,548
DSCR
0.888x✗ Fail
Lender DSCR
1.049x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,549/mo | +$120 needed |
| 1.10x | $1,656/mo | +$227 needed |
| 1.20x | $1,763/mo | +$334 needed |
| 1.30x ← | $1,870/mo | +$441 needed |
| 1.40x | $1,977/mo | +$548 needed |