11819 Leaf Oak Dr, Houston, TX 77065
Houston, 77065
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Listing Agent
Asma A. Tyebally
(281) 377-7300asma_tyebally@msn.com
MMX Group/11819 Leaf Oak Dr, Houston, TX 77065
Flip-155.8%✗
HM→DSCR0.887x✗
Cash→DSCR0.887x✗
New Deal

11819 Leaf Oak Dr, Houston, TX 77065

4bd / 3ba · 2,815 sqft · built 2001 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.857x
FAIL
NOI ÷ debt service
Lender DSCR
1.032x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$221/mo
FAIL
post all expenses · day 1
Cash to Close
$106,001
80% LTV · single close
Value Generated
$16,500
ARV − purchase − rehab
Starting Equity %
22.3%
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
-155.8%
Flip ROI
Cash to First Close
$31,622
what you bring day 1
Net Profit
−$84,306
Max Bid @ 20%
$203,372
−$84,306 profit  ÷  $54,106 total invested  =  -155.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$297,175
Purchase (95% LTV)
$272,175
Rehab (100%)
$25,000
Loan-to-ARV
100.7%
Monthly Interest
$2,474/mo
Down Payment5% of $286,500 purchase
$14,325
+
Origination Fee1 pts on $297,175 loan
$2,972
+
Closing Costs5% of purchase
$14,325
=
Cash to First Close
$31,622
Holding Period — 6 Months
HML Interest9.99% IO · $2,474/mo × 6$14,844
Property Taxes$597/mo × 6$3,583
Insurance$260/mo × 6$1,558
Total Holding Costs$19,984
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$295,000
−
HML Principal Payofffull IO loan balance
$297,175
−
Closing Costs3.5% of sale price
$10,325
−
Realtor Commission6% of sale price
$17,700
=
Net Proceeds to You
−$30,200
Deal Summary
Net Proceeds at Closing
−$30,200
−
Cash to First Close
$31,622
−
Holding Costs (6 mo)
$19,984
−
Contingency Reserve
$2,500
=
NET PROFIT
−$84,306
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$206,974−$79,526
15%$205,160−$81,340
20% ←$203,372−$83,128
25%$201,608−$84,892
30%$199,870−$86,630
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
0.857x
DSCR
Cash to Close
$106,001
single close · no bridge
Monthly Cash Flow
−$221/mo
Cash-on-Cash Yr 1
-2.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$229,200
LTV (80% of ARV)
77.7%
Monthly P&I
$1,540/mo
Equity at Close
$57,300
Down Payment20.0% of $286,500 purchase
$57,300
+
Origination Fee1 pts on $229,200
$2,292
+
DSCR Closing Coststitle / appraisal / escrow
$4,584
+
Acquisition Closing5% of purchase
$14,325
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$106,001
Equity Position — Day 1 Post-Refi
Property Value
$295,000
−
DSCR Loan Balance
$229,200
=
Equity in Property
$65,800 (22.3%)
−
Capital Left in Deal
$106,001
=
Value Created
−$40,201
$65,800 equity on $106,001 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,473
−
Property Taxes
$597
−
Insurance
$260
−
Maintenance (6% rent)
$148
−
Management (6% rent)
$148
=
OpEx Subtotal
$1,154
=
Net Operating Income
$1,319
−
DSCR P&I
$1,540/mo
=
Net Cash Flow
−$221/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.857x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.032x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,724/mo+$251 needed
1.10x$2,899/mo+$426 needed
1.20x$3,074/mo+$601 needed
1.30x ←$3,249/mo+$776 needed
1.40x$3,424/mo+$951 needed
11819 Leaf Oak Dr, Houston, TX 77065 — MX Analyzer