11226 Sagemeadow Ln, Houston, TX 77089
Houston, 77089
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Listing Agent
Lynette Thomas
(281) 770-4969lthomas@cbunited.com
MMX Group/11226 Sagemeadow Ln, Houston, TX 77089
Flip-215.9%✗
HM→DSCR0.876x✗
Cash→DSCR0.876x✗
New Deal

11226 Sagemeadow Ln, Houston, TX 77089

3bd / 2ba · 1,801 sqft · built 1969 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.822x
FAIL
NOI ÷ debt service
Lender DSCR
1.008x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$212/mo
FAIL
post all expenses · day 1
Cash to Close
$108,304
80% LTV · single close
Value Generated
$44,950
ARV − purchase − rehab
Starting Equity %
20.0%
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
-215.9%
Flip ROI
Cash to First Close
$28,022
what you bring day 1
Net Profit
−$99,091
Max Bid @ 20%
$160,287
−$99,091 profit  ÷  $45,891 total invested  =  -215.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$253,205
Purchase (95% LTV)
$242,155
Rehab (100%)
$11,050
Loan-to-ARV
114.6%
Monthly Interest
$2,108/mo
Down Payment5% of $254,900 purchase
$12,745
+
Origination Fee1 pts on $253,205 loan
$2,532
+
Closing Costs5% of purchase
$12,745
=
Cash to First Close
$28,022
Holding Period — 6 Months
HML Interest9.99% IO · $2,108/mo × 6$12,648
Property Taxes$465/mo × 6$2,787
Insurance$222/mo × 6$1,330
Total Holding Costs$16,764
Contingency Reserve10% of rehab — held, not at first close$1,105
Sale Event — Second Close
Sale Price (ARV)
$221,000
−
HML Principal Payofffull IO loan balance
$253,205
−
Closing Costs3.5% of sale price
$7,735
−
Realtor Commission6% of sale price
$13,260
=
Net Proceeds to You
−$53,200
Deal Summary
Net Proceeds at Closing
−$53,200
−
Cash to First Close
$28,022
−
Holding Costs (6 mo)
$16,764
−
Contingency Reserve
$1,105
=
NET PROFIT
−$99,091
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$162,997−$91,903
15%$161,632−$93,268
20% ←$160,287−$94,613
25%$158,961−$95,939
30%$157,653−$97,247
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
0.822x
DSCR
Cash to Close
$108,304
single close · no bridge
Monthly Cash Flow
−$212/mo
Cash-on-Cash Yr 1
-2.3%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$176,800
LTV (80% of ARV)
80.0%
Monthly P&I
$1,188/mo
Equity at Close
$44,200
Down Payment30.6% of $254,900 purchase
$78,100
+
Origination Fee1 pts on $176,800
$1,768
+
DSCR Closing Coststitle / appraisal / escrow
$3,536
+
Acquisition Closing5% of purchase
$12,745
+
Rehab Budgetcash, not financed by DSCR loan
$11,050
Contingency Reserve10% of rehab$1,105
=
Total Cash to Close
$108,304
Equity Position — Day 1 Post-Refi
Property Value
$221,000
−
DSCR Loan Balance
$176,800
=
Equity in Property
$44,200 (20.0%)
−
Capital Left in Deal
$108,304
=
Value Created
−$64,104
$44,200 equity on $108,304 deployed = 0.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,889
−
Property Taxes
$465
−
Insurance
$222
−
Maintenance (6% rent)
$113
−
Management (6% rent)
$113
=
OpEx Subtotal
$913
=
Net Operating Income
$976
−
DSCR P&I
$1,188/mo
=
Net Cash Flow
−$212/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.822x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.008x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,130/mo+$241 needed
1.10x$2,265/mo+$376 needed
1.20x$2,400/mo+$511 needed
1.30x ←$2,535/mo+$646 needed
1.40x$2,670/mo+$781 needed