8818 Oakleaf Forest Dr, Houston, TX 77088
3bd / 2ba · 1,968 sqft · built 1982 · Single Family (SFR)Analyzed Jun 10, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
66.9%
Flip ROI
Cash to First Close
$16,500
what you bring day 1
Net Profit
$22,782
Max Bid @ 20%
$154,661
$22,782 profit ÷ $34,043 total invested = 66.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$183,000
Purchase (95% LTV)
$133,000
Rehab (100%)
$50,000
Loan-to-ARV
69.1%
Monthly Interest
$1,523/mo
Down Payment5% of $140,000 purchase
$7,000+
Origination Fee1 pts on $183,000 loan
$2,500+
Closing Costs5% of purchase
$7,000=
Cash to First Close
$16,500Holding Period — 6 Months
HML Interest9.99% IO · $1,523/mo × 6$9,141
Property Taxes$409/mo × 6$2,453
Insurance$158/mo × 6$950
Total Holding Costs$12,543
Contingency Reserve10% of rehab — held, not at first close$5,000
Sale Event — Second Close
Sale Price (ARV)
$265,000−
HML Principal Payofffull IO loan balance
$183,000−
Closing Costs3.5% of sale price
$9,275−
Realtor Commission6% of sale price
$15,900=
Net Proceeds to You
$56,825Deal Summary
Net Proceeds at Closing
$56,825−
Cash to First Close
$16,500−
Holding Costs (6 mo)
$12,543−
Contingency Reserve
$5,000=
NET PROFIT
$22,782Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $157,830 | ✓ ok |
| 15% | $156,234 | ✓ ok |
| 20% ← | $154,661 | ✓ ok |
| 25% | $153,110 | ✓ ok |
| 30% | $151,581 | ✓ 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
0.717x
DSCR
Monthly Cash Flow
−$378/mo
Cash-on-Cash Yr 1
-28.5%
$15,894 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$183,000
Purchase (95% LTV)
$133,000
Rehab (100%)
$50,000
Loan-to-ARV
69.1%
Monthly Interest
$1,523/mo
Down Payment5% of $140,000 purchase
$7,000+
Origination Fee1 pts on $183,000 loan
$2,500+
Closing Costs5% of purchase
$7,000=
Cash to First Close
$16,500Holding Period — 2 Months
HML Interest9.99% IO · $1,523/mo × 2$3,047
Property Taxes$409/mo × 2$818
Insurance$158/mo × 2$317
Total Holding Costs$4,181
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$198,750−
HML Principal Payofffull IO loan balance
$183,000−
Origination Fee1 pts on $198,750
$1,988−
Closing Coststitle / appraisal / escrow
$3,975=
Cash Back to You
+$9,788Deal Summary
Cash to First Close
$16,500+
Holding Costs (2 mo)
$4,181+
Contingency Reserve
$5,000−
Cash Back at Refi
−$9,788=
Capital Left in Deal
$15,894Equity Position — Day 1 Post-Refi
ARV
$265,000−
DSCR Loan Balance
$198,750=
Equity in Property
$66,250 (25.0%)−
Capital Left in Deal
$15,894=
Value Created
$50,356$66,250 equity on $15,894 deployed = 4.2× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,733−
Property Taxes
$409−
Insurance
$158−
Maintenance (6% rent)
$104−
Management (6% rent)
$104=
OpEx Subtotal
$775=
Net Operating Income
$958−
DSCR P&I
$1,336/mo=
Net Cash Flow
−$378/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow−$378/mo
Cash Back at Refi+$9,788
DSCR
0.717x✗ Fail
Lender DSCR
0.911x✗ Fail
No Cash-Out
71.2% LTV — breakeven refi
Loan Amount$188,660
Monthly P&I$1,268/mo
Net Cash Flow−$310/mo
Cash Back at Refi+$0
DSCR
0.756x✗ Fail
Lender DSCR
0.944x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,162/mo | +$429 needed |
| 1.10x | $2,314/mo | +$581 needed |
| 1.20x | $2,466/mo | +$733 needed |
| 1.30x ← | $2,618/mo | +$885 needed |
| 1.40x | $2,769/mo | +$1,036 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
0.717x
DSCR
Monthly Cash Flow
−$378/mo
Cash-on-Cash Yr 1
-43.8%
$10,347 left in deal
Acquisition Event — First Close
Purchase Price
$140,000+
Rehab Budget
$50,000+
Closing Costs5% of purchase
$7,000=
Total Cash to First Close
$197,000Holding Period — 2 Months
Property Taxes$409/mo × 2$818
Insurance$158/mo × 2$317
Total Holding Costs$1,134
Contingency Reserve10% of rehab — held, not at first close$5,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$198,750−
Origination Fee1 pts on $198,750
$1,988−
Closing Coststitle / appraisal / escrow
$3,975=
Net Cash Recovered
$192,788Deal Summary
Total Cash to First Close
$197,000+
Holding Costs (2 mo)
$1,134+
Contingency Reserve
$5,000−
Net Cash Recovered at Refi
$192,788=
Capital Left in Deal
$10,347Equity Position — Day 1 Post-Refi
ARV
$265,000−
DSCR Loan Balance
$198,750=
Equity in Property
$66,250 (25.0%)−
Capital Left in Deal
$10,347=
Value Created
$55,903$66,250 equity on $10,347 deployed = 6.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,733−
Property Taxes
$409−
Insurance
$158−
Maintenance (6% rent)
$104−
Management (6% rent)
$104=
OpEx Subtotal
$775=
Net Operating Income
$958−
DSCR P&I
$1,336/mo=
Net Cash Flow
−$378/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow−$378/mo
Cash Still Required−$10,347
DSCR
0.717x✗ Fail
Lender DSCR
0.911x✗ Fail
No Cash-Out
75.0% LTV — capped short $10,347
Loan Amount$198,750
Monthly P&I$1,336/mo
Net Cash Flow−$378/mo
Cash Still Required−$10,347
DSCR
0.717x✗ Fail
Lender DSCR
0.911x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,162/mo | +$429 needed |
| 1.10x | $2,314/mo | +$581 needed |
| 1.20x | $2,466/mo | +$733 needed |
| 1.30x ← | $2,618/mo | +$885 needed |
| 1.40x | $2,769/mo | +$1,036 needed |