9169 Briar Forest Dr, Houston, TX 77024
3bd / 2.5ba · 3,543 sqft · built 1979 · Single Family (SFR)Analyzed May 19, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-9.1%
Flip ROI
Cash to First Close
$56,350
what you bring day 1
Net Profit
−$10,169
Max Bid @ 20%
$471,566
−$10,169 profit ÷ $111,840 total invested = -9.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$634,999
Purchase (95% LTV)
$474,999
Rehab (100%)
$160,000
Loan-to-ARV
78.0%
Monthly Interest
$5,286/mo
Down Payment5% of $499,999 purchase
$25,000+
Origination Fee1 pts on $634,999 loan
$6,350+
Closing Costs5% of purchase
$25,000=
Cash to First Close
$56,350Holding Period — 6 Months
HML Interest9.99% IO · $5,286/mo × 6$31,718
Property Taxes$745/mo × 6$4,472
Insurance$550/mo × 6$3,300
Total Holding Costs$39,490
Contingency Reserve10% of rehab — held, not at first close$16,000
Sale Event — Second Close
Sale Price (ARV)
$814,000−
HML Principal Payofffull IO loan balance
$634,999−
Closing Costs3.5% of sale price
$28,490−
Realtor Commission6% of sale price
$48,840=
Net Proceeds to You
$101,671Deal Summary
Net Proceeds at Closing
$101,671−
Cash to First Close
$56,350−
Holding Costs (6 mo)
$39,490−
Contingency Reserve
$16,000=
NET PROFIT
−$10,169Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $481,072 | −$18,927 |
| 15% | $476,285 | −$23,714 |
| 20% ← | $471,566 | −$28,433 |
| 25% | $466,914 | −$33,085 |
| 30% | $462,326 | −$37,673 |
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
0.577x
DSCR
Monthly Cash Flow
−$1,734/mo
Cash-on-Cash Yr 1
-16.2%
$128,327 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$634,999
Purchase (95% LTV)
$474,999
Rehab (100%)
$160,000
Loan-to-ARV
78.0%
Monthly Interest
$5,286/mo
Down Payment5% of $499,999 purchase
$25,000+
Origination Fee1 pts on $634,999 loan
$6,350+
Closing Costs5% of purchase
$25,000=
Cash to First Close
$56,350Holding Period — 2 Months
HML Interest9.99% IO · $5,286/mo × 2$10,573
Property Taxes$745/mo × 2$1,491
Insurance$550/mo × 2$1,100
Total Holding Costs$13,163
Contingency Reserve10% of rehab — held, not at first close$16,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$610,500−
HML Principal Payofffull IO loan balance
$634,999−
Origination Fee1 pts on $610,500
$6,105−
Closing Coststitle / appraisal / escrow
$12,210=
Cash to Bring to Close
−$42,814Deal Summary
Cash to First Close
$56,350+
Holding Costs (2 mo)
$13,163+
Contingency Reserve
$16,000−
Cash to Bring at Refi
+$42,814=
Capital Left in Deal
$128,327Equity Position — Day 1 Post-Refi
ARV
$814,000−
DSCR Loan Balance
$610,500=
Equity in Property
$203,500 (25.0%)−
Capital Left in Deal
$128,327=
Value Created
$75,173$203,500 equity on $128,327 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$4,164−
Property Taxes
$745−
Insurance
$550−
Maintenance (6% rent)
$250−
Management (6% rent)
$250=
OpEx Subtotal
$1,795=
Net Operating Income
$2,369−
DSCR P&I
$4,103/mo=
Net Cash Flow
−$1,734/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$610,500
Monthly P&I$4,103/mo
Net Cash Flow−$1,734/mo
Cash Still Required−$42,814
DSCR
0.577x✗ Fail
Lender DSCR
0.771x✗ Fail
No Cash-Out
75.0% LTV — capped short $42,814
Loan Amount$610,500
Monthly P&I$4,103/mo
Net Cash Flow−$1,734/mo
Cash Still Required−$42,814
DSCR
0.577x✗ Fail
Lender DSCR
0.771x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $6,134/mo | +$1,970 needed |
| 1.10x | $6,600/mo | +$2,436 needed |
| 1.20x | $7,067/mo | +$2,903 needed |
| 1.30x ← | $7,533/mo | +$3,369 needed |
| 1.40x | $7,999/mo | +$3,835 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
0.577x
DSCR
Monthly Cash Flow
−$1,734/mo
Cash-on-Cash Yr 1
-18.7%
$111,404 left in deal
Acquisition Event — First Close
Purchase Price
$499,999+
Rehab Budget
$160,000+
Closing Costs5% of purchase
$25,000=
Total Cash to First Close
$684,999Holding Period — 2 Months
Property Taxes$745/mo × 2$1,491
Insurance$550/mo × 2$1,100
Total Holding Costs$2,590
Contingency Reserve10% of rehab — held, not at first close$16,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$610,500−
Origination Fee1 pts on $610,500
$6,105−
Closing Coststitle / appraisal / escrow
$12,210=
Net Cash Recovered
$592,185Deal Summary
Total Cash to First Close
$684,999+
Holding Costs (2 mo)
$2,590+
Contingency Reserve
$16,000−
Net Cash Recovered at Refi
$592,185=
Capital Left in Deal
$111,404Equity Position — Day 1 Post-Refi
ARV
$814,000−
DSCR Loan Balance
$610,500=
Equity in Property
$203,500 (25.0%)−
Capital Left in Deal
$111,404=
Value Created
$92,096$203,500 equity on $111,404 deployed = 1.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$4,164−
Property Taxes
$745−
Insurance
$550−
Maintenance (6% rent)
$250−
Management (6% rent)
$250=
OpEx Subtotal
$1,795=
Net Operating Income
$2,369−
DSCR P&I
$4,103/mo=
Net Cash Flow
−$1,734/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$610,500
Monthly P&I$4,103/mo
Net Cash Flow−$1,734/mo
Cash Still Required−$111,404
DSCR
0.577x✗ Fail
Lender DSCR
0.771x✗ Fail
No Cash-Out
75.0% LTV — capped short $111,404
Loan Amount$610,500
Monthly P&I$4,103/mo
Net Cash Flow−$1,734/mo
Cash Still Required−$111,404
DSCR
0.577x✗ Fail
Lender DSCR
0.771x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $6,134/mo | +$1,970 needed |
| 1.10x | $6,600/mo | +$2,436 needed |
| 1.20x | $7,067/mo | +$2,903 needed |
| 1.30x ← | $7,533/mo | +$3,369 needed |
| 1.40x | $7,999/mo | +$3,835 needed |