12126 Garner Mill Ln, Houston, TX 77089
Houston, 77089
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Listing Agent
Joel Arredondo
(713) 545-3135remaxjoel@yahoo.com
MMX Group/12126 Garner Mill Ln, Houston, TX 77089
Flip62.0%✓
HM→DSCR0.528x✗
Cash→DSCR0.528x✗
New Deal

12126 Garner Mill Ln, Houston, TX 77089

4bd / 2.5ba · 2,420 sqft · built 2001 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.728x
FAIL
NOI ÷ debt service
Lender DSCR
0.948x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$381/mo
FAIL
post all expenses · day 1
Cash to Close
$92,223
80% LTV · single close
Value Generated
$103,000
ARV − purchase − rehab
Starting Equity %
45.6%
ARV − DSCR loan ÷ ARV, day 1
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
62.0%
Flip ROI
Cash to First Close
$28,650
what you bring day 1
Net Profit
$30,501
Max Bid @ 20%
$277,954
$30,501 profit  ÷  $49,204 total invested  =  62.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$266,005
Purchase (95% LTV)
$246,905
Rehab (100%)
$19,100
Loan-to-ARV
69.6%
Monthly Interest
$2,214/mo
Down Payment5% of $259,900 purchase
$12,995
+
Origination Fee1 pts on $266,005 loan
$2,660
+
Closing Costs5% of purchase
$12,995
=
Cash to First Close
$28,650
Holding Period — 6 Months
HML Interest9.99% IO · $2,214/mo × 6$13,287
Property Taxes$660/mo × 6$3,963
Insurance$233/mo × 6$1,395
Total Holding Costs$18,644
Contingency Reserve10% of rehab — held, not at first close$1,910
Sale Event — Second Close
Sale Price (ARV)
$382,000
−
HML Principal Payofffull IO loan balance
$266,005
−
Closing Costs3.5% of sale price
$13,370
−
Realtor Commission6% of sale price
$22,920
=
Net Proceeds to You
$79,705
Deal Summary
Net Proceeds at Closing
$79,705
−
Cash to First Close
$28,650
−
Holding Costs (6 mo)
$18,644
−
Contingency Reserve
$1,910
=
NET PROFIT
$30,501
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$282,574✓ ok
15%$280,248✓ ok
20% ←$277,954✓ ok
25%$275,692✓ ok
30%$273,462✓ ok
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
0.728x
DSCR
Cash to Close
$92,223
single close · no bridge
Monthly Cash Flow
−$381/mo
Cash-on-Cash Yr 1
-5.0%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$207,920
LTV (80% of ARV)
54.4%
Monthly P&I
$1,397/mo
Equity at Close
$51,980
Down Payment20.0% of $259,900 purchase
$51,980
+
Origination Fee1 pts on $207,920
$2,079
+
DSCR Closing Coststitle / appraisal / escrow
$4,158
+
Acquisition Closing5% of purchase
$12,995
+
Rehab Budgetcash, not financed by DSCR loan
$19,100
Contingency Reserve10% of rehab$1,910
=
Total Cash to Close
$92,223
Equity Position — Day 1 Post-Refi
Property Value
$382,000
−
DSCR Loan Balance
$207,920
=
Equity in Property
$174,080 (45.6%)
−
Capital Left in Deal
$92,223
=
Value Created
$81,857
$174,080 equity on $92,223 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,170
−
Property Taxes
$660
−
Insurance
$233
−
Maintenance (6% rent)
$130
−
Management (6% rent)
$130
=
OpEx Subtotal
$1,153
=
Net Operating Income
$1,017
−
DSCR P&I
$1,397/mo
=
Net Cash Flow
−$381/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.728x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.948x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,603/mo+$433 needed
1.10x$2,761/mo+$591 needed
1.20x$2,920/mo+$750 needed
1.30x ←$3,079/mo+$909 needed
1.40x$3,238/mo+$1,068 needed