9606 Colleen Rd, Houston, TX 77080
3bd / 2ba · 1,762 sqft · built 1970 · Single Family (SFR)Analyzed Jul 14, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-35.6%
Flip ROI
Cash to First Close
$25,388
what you bring day 1
Net Profit
−$18,481
Max Bid @ 20%
$199,778
−$18,481 profit ÷ $51,911 total invested = -35.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$288,750
Purchase (95% LTV)
$213,750
Rehab (100%)
$75,000
Loan-to-ARV
81.1%
Monthly Interest
$2,404/mo
Down Payment5% of $225,000 purchase
$11,250+
Origination Fee1 pts on $288,750 loan
$2,888+
Closing Costs5% of purchase
$11,250=
Cash to First Close
$25,388Holding Period — 6 Months
HML Interest9.99% IO · $2,404/mo × 6$14,423
Property Taxes$517/mo × 6$3,100
Insurance$250/mo × 6$1,500
Total Holding Costs$19,023
Contingency Reserve10% of rehab — held, not at first close$7,500
Sale Event — Second Close
Sale Price (ARV)
$356,000−
HML Principal Payofffull IO loan balance
$288,750−
Closing Costs3.5% of sale price
$12,460−
Realtor Commission6% of sale price
$21,360=
Net Proceeds to You
$33,430Deal Summary
Net Proceeds at Closing
$33,430−
Cash to First Close
$25,388−
Holding Costs (6 mo)
$19,023−
Contingency Reserve
$7,500=
NET PROFIT
−$18,481Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $204,017 | −$20,983 |
| 15% | $201,883 | −$23,117 |
| 20% ← | $199,778 | −$25,222 |
| 25% | $197,703 | −$27,297 |
| 30% | $195,657 | −$29,343 |
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
0.655x
DSCR
Monthly Cash Flow
−$620/mo
Cash-on-Cash Yr 1
-10.8%
$68,989 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$288,750
Purchase (95% LTV)
$213,750
Rehab (100%)
$75,000
Loan-to-ARV
81.1%
Monthly Interest
$2,404/mo
Down Payment5% of $225,000 purchase
$11,250+
Origination Fee1 pts on $288,750 loan
$2,888+
Closing Costs5% of purchase
$11,250=
Cash to First Close
$25,388Holding Period — 2 Months
HML Interest9.99% IO · $2,404/mo × 2$4,808
Property Taxes$517/mo × 2$1,033
Insurance$250/mo × 2$500
Total Holding Costs$6,341
Contingency Reserve10% of rehab — held, not at first close$7,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$267,000−
HML Principal Payofffull IO loan balance
$288,750−
Origination Fee1 pts on $267,000
$2,670−
Closing Coststitle / appraisal / escrow
$5,340=
Cash to Bring to Close
−$29,760Deal Summary
Cash to First Close
$25,388+
Holding Costs (2 mo)
$6,341+
Contingency Reserve
$7,500−
Cash to Bring at Refi
+$29,760=
Capital Left in Deal
$68,989Equity Position — Day 1 Post-Refi
ARV
$356,000−
DSCR Loan Balance
$267,000=
Equity in Property
$89,000 (25.0%)−
Capital Left in Deal
$68,989=
Value Created
$20,011$89,000 equity on $68,989 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,206−
Property Taxes
$517−
Insurance
$250−
Maintenance (6% rent)
$132−
Management (6% rent)
$132=
OpEx Subtotal
$1,031=
Net Operating Income
$1,175−
DSCR P&I
$1,794/mo=
Net Cash Flow
−$620/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$267,000
Monthly P&I$1,794/mo
Net Cash Flow−$620/mo
Cash Still Required−$29,760
DSCR
0.655x✗ Fail
Lender DSCR
0.861x✗ Fail
No Cash-Out
75.0% LTV — capped short $29,760
Loan Amount$267,000
Monthly P&I$1,794/mo
Net Cash Flow−$620/mo
Cash Still Required−$29,760
DSCR
0.655x✗ Fail
Lender DSCR
0.861x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,910/mo | +$704 needed |
| 1.10x | $3,114/mo | +$908 needed |
| 1.20x | $3,318/mo | +$1,112 needed |
| 1.30x ← | $3,522/mo | +$1,316 needed |
| 1.40x | $3,726/mo | +$1,520 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
0.655x
DSCR
Monthly Cash Flow
−$620/mo
Cash-on-Cash Yr 1
-12.1%
$61,293 left in deal
Acquisition Event — First Close
Purchase Price
$225,000+
Rehab Budget
$75,000+
Closing Costs5% of purchase
$11,250=
Total Cash to First Close
$311,250Holding Period — 2 Months
Property Taxes$517/mo × 2$1,033
Insurance$250/mo × 2$500
Total Holding Costs$1,533
Contingency Reserve10% of rehab — held, not at first close$7,500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$267,000−
Origination Fee1 pts on $267,000
$2,670−
Closing Coststitle / appraisal / escrow
$5,340=
Net Cash Recovered
$258,990Deal Summary
Total Cash to First Close
$311,250+
Holding Costs (2 mo)
$1,533+
Contingency Reserve
$7,500−
Net Cash Recovered at Refi
$258,990=
Capital Left in Deal
$61,293Equity Position — Day 1 Post-Refi
ARV
$356,000−
DSCR Loan Balance
$267,000=
Equity in Property
$89,000 (25.0%)−
Capital Left in Deal
$61,293=
Value Created
$27,707$89,000 equity on $61,293 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,206−
Property Taxes
$517−
Insurance
$250−
Maintenance (6% rent)
$132−
Management (6% rent)
$132=
OpEx Subtotal
$1,031=
Net Operating Income
$1,175−
DSCR P&I
$1,794/mo=
Net Cash Flow
−$620/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$267,000
Monthly P&I$1,794/mo
Net Cash Flow−$620/mo
Cash Still Required−$61,293
DSCR
0.655x✗ Fail
Lender DSCR
0.861x✗ Fail
No Cash-Out
75.0% LTV — capped short $61,293
Loan Amount$267,000
Monthly P&I$1,794/mo
Net Cash Flow−$620/mo
Cash Still Required−$61,293
DSCR
0.655x✗ Fail
Lender DSCR
0.861x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,910/mo | +$704 needed |
| 1.10x | $3,114/mo | +$908 needed |
| 1.20x | $3,318/mo | +$1,112 needed |
| 1.30x ← | $3,522/mo | +$1,316 needed |
| 1.40x | $3,726/mo | +$1,520 needed |