11718 Coachfield Ln, Houston, TX 77035
Houston, 77035
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Listing Agent
John E Williams
(832) 384-4917jw@reootx.com
MMX Group/11718 Coachfield Ln, Houston, TX 77035
Flip-28.9%✗
HM→DSCR1.301x✓
Cash→DSCR1.301x✓
New Deal

11718 Coachfield Ln, Houston, TX 77035

3bd / 2ba · 1,560 sqft · built 1979 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.541x
PASS
NOI ÷ debt service
Lender DSCR
1.599x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$465/mo
PASS
post all expenses · day 1
Cash to Close
$54,923
80% LTV · single close
Value Generated
$32,000
ARV − purchase − rehab
Starting Equity %
36.7%
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
-28.9%
Flip ROI
Cash to First Close
$18,490
what you bring day 1
Net Profit
−$8,476
Max Bid @ 20%
$148,298
−$8,476 profit  ÷  $29,281 total invested  =  -28.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$162,005
Purchase (95% LTV)
$151,905
Rehab (100%)
$10,100
Loan-to-ARV
80.2%
Monthly Interest
$1,349/mo
Down Payment5% of $159,900 purchase
$7,995
+
Origination Fee1 pts on $162,005 loan
$2,500
+
Closing Costs5% of purchase
$7,995
=
Cash to First Close
$18,490
Holding Period — 6 Months
HML Interest9.99% IO · $1,349/mo × 6$8,092
Property Taxes$140/mo × 6$839
Insurance$142/mo × 6$850
Total Holding Costs$9,781
Contingency Reserve10% of rehab — held, not at first close$1,010
Sale Event — Second Close
Sale Price (ARV)
$202,000
−
HML Principal Payofffull IO loan balance
$162,005
−
Closing Costs3.5% of sale price
$7,070
−
Realtor Commission6% of sale price
$12,120
=
Net Proceeds to You
$20,805
Deal Summary
Net Proceeds at Closing
$20,805
−
Cash to First Close
$18,490
−
Holding Costs (6 mo)
$9,781
−
Contingency Reserve
$1,010
=
NET PROFIT
−$8,476
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$150,649−$9,251
15%$149,465−$10,435
20% ←$148,298−$11,602
25%$147,147−$12,753
30%$146,013−$13,887
Scenario 4 — Turn Key DSCR
Direct DSCR purchase · 80% of ARV · 7.1% / 30yr · one close
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 80% of ARV
1.541x
DSCR
Cash to Close
$54,923
single close · no bridge
Monthly Cash Flow
$465/mo
Cash-on-Cash Yr 1
10.2%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$127,920
LTV (80% of ARV)
63.3%
Monthly P&I
$860/mo
Equity at Close
$31,980
Down Payment20.0% of $159,900 purchase
$31,980
+
Origination Fee1 pts on $127,920
$1,279
+
DSCR Closing Coststitle / appraisal / escrow
$2,558
+
Acquisition Closing5% of purchase
$7,995
+
Rehab Budgetcash, not financed by DSCR loan
$10,100
Contingency Reserve10% of rehab$1,010
=
Total Cash to Close
$54,923
Equity Position — Day 1 Post-Refi
Property Value
$202,000
−
DSCR Loan Balance
$127,920
=
Equity in Property
$74,080 (36.7%)
−
Capital Left in Deal
$54,923
=
Value Created
$19,157
$74,080 equity on $54,923 deployed = 1.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,825
−
Property Taxes
$140
−
Insurance
$142
−
Maintenance (6% rent)
$110
−
Management (6% rent)
$110
=
OpEx Subtotal
$501
=
Net Operating Income
$1,325
−
DSCR P&I
$860/mo
=
Net Cash Flow
$465/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.541x✓ Pass
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.599x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,297/mo✓ met
1.10x$1,394/mo✓ met
1.20x$1,492/mo✓ met
1.30x ←$1,590/mo✓ met
1.40x$1,688/mo✓ met
11718 Coachfield Ln, Houston, TX 77035 — MX Analyzer