9014 Compton St, Houston, TX 77016
3bd / 2ba · 1,848 sqft · built 1946 · Single Family (SFR)Analyzed Jul 13, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
20.2%
Flip ROI
Cash to First Close
$13,500
what you bring day 1
Net Profit
$6,261
Max Bid @ 20%
$110,843
$6,261 profit ÷ $31,010 total invested = 20.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$174,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$70,000
Loan-to-ARV
74.6%
Monthly Interest
$1,453/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $174,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 6 Months
HML Interest9.99% IO · $1,453/mo × 6$8,716
Property Taxes$149/mo × 6$894
Insurance$150/mo × 6$900
Total Holding Costs$10,510
Contingency Reserve10% of rehab — held, not at first close$7,000
Sale Event — Second Close
Sale Price (ARV)
$234,000−
HML Principal Payofffull IO loan balance
$174,499−
Closing Costs3.5% of sale price
$8,190−
Realtor Commission6% of sale price
$14,040=
Net Proceeds to You
$37,271Deal Summary
Net Proceeds at Closing
$37,271−
Cash to First Close
$13,500−
Holding Costs (6 mo)
$10,510−
Contingency Reserve
$7,000=
NET PROFIT
$6,261Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $113,537 | ✓ ok |
| 15% | $112,180 | ✓ ok |
| 20% ← | $110,843 | ✓ ok |
| 25% | $109,524 | −$475 |
| 30% | $108,224 | −$1,775 |
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
0.952x
DSCR
Monthly Cash Flow
−$57/mo
Cash-on-Cash Yr 1
-2.4%
$28,267 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$174,499
Purchase (95% LTV)
$104,499
Rehab (100%)
$70,000
Loan-to-ARV
74.6%
Monthly Interest
$1,453/mo
Down Payment5% of $109,999 purchase
$5,500+
Origination Fee1 pts on $174,499 loan
$2,500+
Closing Costs5% of purchase
$5,500=
Cash to First Close
$13,500Holding Period — 2 Months
HML Interest9.99% IO · $1,453/mo × 2$2,905
Property Taxes$149/mo × 2$298
Insurance$150/mo × 2$300
Total Holding Costs$3,503
Contingency Reserve10% of rehab — held, not at first close$7,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$175,500−
HML Principal Payofffull IO loan balance
$174,499−
Origination Fee1 pts on $175,500
$1,755−
Closing Coststitle / appraisal / escrow
$3,510=
Cash to Bring to Close
−$4,264Deal Summary
Cash to First Close
$13,500+
Holding Costs (2 mo)
$3,503+
Contingency Reserve
$7,000−
Cash to Bring at Refi
+$4,264=
Capital Left in Deal
$28,267Equity Position — Day 1 Post-Refi
ARV
$234,000−
DSCR Loan Balance
$175,500=
Equity in Property
$58,500 (25.0%)−
Capital Left in Deal
$28,267=
Value Created
$30,233$58,500 equity on $28,267 deployed = 2.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,615−
Property Taxes
$149−
Insurance
$150−
Maintenance (6% rent)
$97−
Management (6% rent)
$97=
OpEx Subtotal
$493=
Net Operating Income
$1,122−
DSCR P&I
$1,179/mo=
Net Cash Flow
−$57/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$175,500
Monthly P&I$1,179/mo
Net Cash Flow−$57/mo
Cash Still Required−$4,264
DSCR
0.952x✗ Fail
Lender DSCR
1.092x✓ Pass
No Cash-Out
75.0% LTV — capped short $4,264
Loan Amount$175,500
Monthly P&I$1,179/mo
Net Cash Flow−$57/mo
Cash Still Required−$4,264
DSCR
0.952x✗ Fail
Lender DSCR
1.092x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,680/mo | +$65 needed |
| 1.10x | $1,814/mo | +$199 needed |
| 1.20x | $1,948/mo | +$333 needed |
| 1.30x ← | $2,082/mo | +$467 needed |
| 1.40x | $2,216/mo | +$601 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
0.952x
DSCR
Monthly Cash Flow
−$57/mo
Cash-on-Cash Yr 1
-3.0%
$22,862 left in deal
Acquisition Event — First Close
Purchase Price
$109,999+
Rehab Budget
$70,000+
Closing Costs5% of purchase
$5,500=
Total Cash to First Close
$185,499Holding Period — 2 Months
Property Taxes$149/mo × 2$298
Insurance$150/mo × 2$300
Total Holding Costs$598
Contingency Reserve10% of rehab — held, not at first close$7,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$175,500−
Origination Fee1 pts on $175,500
$1,755−
Closing Coststitle / appraisal / escrow
$3,510=
Net Cash Recovered
$170,235Deal Summary
Total Cash to First Close
$185,499+
Holding Costs (2 mo)
$598+
Contingency Reserve
$7,000−
Net Cash Recovered at Refi
$170,235=
Capital Left in Deal
$22,862Equity Position — Day 1 Post-Refi
ARV
$234,000−
DSCR Loan Balance
$175,500=
Equity in Property
$58,500 (25.0%)−
Capital Left in Deal
$22,862=
Value Created
$35,638$58,500 equity on $22,862 deployed = 2.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,615−
Property Taxes
$149−
Insurance
$150−
Maintenance (6% rent)
$97−
Management (6% rent)
$97=
OpEx Subtotal
$493=
Net Operating Income
$1,122−
DSCR P&I
$1,179/mo=
Net Cash Flow
−$57/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$175,500
Monthly P&I$1,179/mo
Net Cash Flow−$57/mo
Cash Still Required−$22,862
DSCR
0.952x✗ Fail
Lender DSCR
1.092x✓ Pass
No Cash-Out
75.0% LTV — capped short $22,862
Loan Amount$175,500
Monthly P&I$1,179/mo
Net Cash Flow−$57/mo
Cash Still Required−$22,862
DSCR
0.952x✗ Fail
Lender DSCR
1.092x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,680/mo | +$65 needed |
| 1.10x | $1,814/mo | +$199 needed |
| 1.20x | $1,948/mo | +$333 needed |
| 1.30x ← | $2,082/mo | +$467 needed |
| 1.40x | $2,216/mo | +$601 needed |