10815 Sagecrest Ln, Houston, TX 77089
Houston, 77089
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Listing Agent
Gloria Alvarado
(832) 331-7328gloria@sesreg.com
MMX Group/10815 Sagecrest Ln, Houston, TX 77089
Flip-108.5%✗
HM→DSCR0.921x✗
Cash→DSCR0.921x✗
New Deal

10815 Sagecrest Ln, Houston, TX 77089

3bd / 2ba · 1,589 sqft · built 1965 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.944x
FAIL
NOI ÷ debt service
Lender DSCR
1.092x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$65/mo
FAIL
post all expenses · day 1
Cash to Close
$72,137
80% LTV · single close
Value Generated
$8,300
ARV − purchase − rehab
Starting Equity %
26.8%
ARV − DSCR loan ÷ ARV, day 1
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-108.5%
Flip ROI
Cash to First Close
$24,090
what you bring day 1
Net Profit
−$42,362
Max Bid @ 20%
$172,405
−$42,362 profit  ÷  $39,037 total invested  =  -108.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$216,905
Purchase (95% LTV)
$205,105
Rehab (100%)
$11,800
Loan-to-ARV
91.9%
Monthly Interest
$1,806/mo
Down Payment5% of $215,900 purchase
$10,795
+
Origination Fee1 pts on $216,905 loan
$2,500
+
Closing Costs5% of purchase
$10,795
=
Cash to First Close
$24,090
Holding Period — 6 Months
HML Interest9.99% IO · $1,806/mo × 6$10,834
Property Taxes$299/mo × 6$1,795
Insurance$190/mo × 6$1,139
Total Holding Costs$13,767
Contingency Reserve10% of rehab — held, not at first close$1,180
Sale Event — Second Close
Sale Price (ARV)
$236,000
−
HML Principal Payofffull IO loan balance
$216,905
−
Closing Costs3.5% of sale price
$8,260
−
Realtor Commission6% of sale price
$14,160
=
Net Proceeds to You
−$3,325
Deal Summary
Net Proceeds at Closing
−$3,325
−
Cash to First Close
$24,090
−
Holding Costs (6 mo)
$13,767
−
Contingency Reserve
$1,180
=
NET PROFIT
−$42,362
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$175,212−$40,688
15%$173,799−$42,101
20% ←$172,405−$43,495
25%$171,032−$44,868
30%$169,677−$46,223
Scenario 4 — Turn Key DSCR
Direct DSCR purchase · 80% of ARV · 7.1% / 30yr · one close
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 80% of ARV
0.944x
DSCR
Cash to Close
$72,137
single close · no bridge
Monthly Cash Flow
−$65/mo
Cash-on-Cash Yr 1
-1.1%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$172,720
LTV (80% of ARV)
73.2%
Monthly P&I
$1,161/mo
Equity at Close
$43,180
Down Payment20.0% of $215,900 purchase
$43,180
+
Origination Fee1 pts on $172,720
$1,727
+
DSCR Closing Coststitle / appraisal / escrow
$3,454
+
Acquisition Closing5% of purchase
$10,795
+
Rehab Budgetcash, not financed by DSCR loan
$11,800
Contingency Reserve10% of rehab$1,180
=
Total Cash to Close
$72,137
Equity Position — Day 1 Post-Refi
Property Value
$236,000
−
DSCR Loan Balance
$172,720
=
Equity in Property
$63,280 (26.8%)
−
Capital Left in Deal
$72,137
=
Value Created
−$8,857
$63,280 equity on $72,137 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,801
−
Property Taxes
$299
−
Insurance
$190
−
Maintenance (6% rent)
$108
−
Management (6% rent)
$108
=
OpEx Subtotal
$705
=
Net Operating Income
$1,096
−
DSCR P&I
$1,161/mo
=
Net Cash Flow
−$65/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.944x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.092x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,875/mo+$74 needed
1.10x$2,006/mo+$205 needed
1.20x$2,138/mo+$337 needed
1.30x ←$2,270/mo+$469 needed
1.40x$2,402/mo+$601 needed