12019 New Brunswick Dr, Houston, TX 77089
Houston, 77089
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Listing Agent
Derek Montes
(832) 434-4509derek@luxelyre.com
MMX Group/12019 New Brunswick Dr, Houston, TX 77089
Flip6.2%✗
HM→DSCR0.725x✗
Cash→DSCR0.725x✗
New Deal

12019 New Brunswick Dr, Houston, TX 77089

4bd / 2ba · 1,344 sqft · built 1976 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.918x
FAIL
NOI ÷ debt service
Lender DSCR
1.081x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$79/mo
FAIL
post all expenses · day 1
Cash to Close
$62,658
80% LTV · single close
Value Generated
$50,950
ARV − purchase − rehab
Starting Equity %
40.8%
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
6.2%
Flip ROI
Cash to First Close
$20,490
what you bring day 1
Net Profit
$2,147
Max Bid @ 20%
$176,411
$2,147 profit  ÷  $34,713 total invested  =  6.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$183,055
Purchase (95% LTV)
$170,905
Rehab (100%)
$12,150
Loan-to-ARV
75.3%
Monthly Interest
$1,524/mo
Down Payment5% of $179,900 purchase
$8,995
+
Origination Fee1 pts on $183,055 loan
$2,500
+
Closing Costs5% of purchase
$8,995
=
Cash to First Close
$20,490
Holding Period — 6 Months
HML Interest9.99% IO · $1,524/mo × 6$9,144
Property Taxes$484/mo × 6$2,904
Insurance$160/mo × 6$960
Total Holding Costs$13,008
Contingency Reserve10% of rehab — held, not at first close$1,215
Sale Event — Second Close
Sale Price (ARV)
$243,000
−
HML Principal Payofffull IO loan balance
$183,055
−
Closing Costs3.5% of sale price
$8,505
−
Realtor Commission6% of sale price
$14,580
=
Net Proceeds to You
$36,860
Deal Summary
Net Proceeds at Closing
$36,860
−
Cash to First Close
$20,490
−
Holding Costs (6 mo)
$13,008
−
Contingency Reserve
$1,215
=
NET PROFIT
$2,147
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$179,379−$521
15%$177,885−$2,015
20% ←$176,411−$3,489
25%$174,959−$4,941
30%$173,527−$6,373
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
0.918x
DSCR
Cash to Close
$62,658
single close · no bridge
Monthly Cash Flow
−$79/mo
Cash-on-Cash Yr 1
-1.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$143,920
LTV (80% of ARV)
59.2%
Monthly P&I
$967/mo
Equity at Close
$35,980
Down Payment20.0% of $179,900 purchase
$35,980
+
Origination Fee1 pts on $143,920
$1,439
+
DSCR Closing Coststitle / appraisal / escrow
$2,878
+
Acquisition Closing5% of purchase
$8,995
+
Rehab Budgetcash, not financed by DSCR loan
$12,150
Contingency Reserve10% of rehab$1,215
=
Total Cash to Close
$62,658
Equity Position — Day 1 Post-Refi
Property Value
$243,000
−
DSCR Loan Balance
$143,920
=
Equity in Property
$99,080 (40.8%)
−
Capital Left in Deal
$62,658
=
Value Created
$36,422
$99,080 equity on $62,658 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,741
−
Property Taxes
$484
−
Insurance
$160
−
Maintenance (6% rent)
$104
−
Management (6% rent)
$104
=
OpEx Subtotal
$853
=
Net Operating Income
$888
−
DSCR P&I
$967/mo
=
Net Cash Flow
−$79/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.918x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.081x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,831/mo+$90 needed
1.10x$1,941/mo+$200 needed
1.20x$2,051/mo+$310 needed
1.30x ←$2,161/mo+$420 needed
1.40x$2,271/mo+$530 needed