12326 Bexley Dr, Houston, TX 77099
Houston, 77099
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Listing Agent
Desmond Hong
(281) 879-7440desmondhong@sbcglobal.net
MMX Group/12326 Bexley Dr, Houston, TX 77099
Flip-98.9%✗
HM→DSCR0.866x✗
Cash→DSCR0.866x✗
New Deal

12326 Bexley Dr, Houston, TX 77099

3bd / 2ba · 1,642 sqft · built 1974 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.904x
FAIL
NOI ÷ debt service
Lender DSCR
1.064x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$118/mo
FAIL
post all expenses · day 1
Cash to Close
$76,771
80% LTV · single close
Value Generated
$13,250
ARV − purchase − rehab
Starting Equity %
28.2%
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
-98.9%
Flip ROI
Cash to First Close
$25,400
what you bring day 1
Net Profit
−$41,422
Max Bid @ 20%
$185,687
−$41,422 profit  ÷  $41,897 total invested  =  -98.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$230,300
Purchase (95% LTV)
$217,550
Rehab (100%)
$12,750
Loan-to-ARV
90.3%
Monthly Interest
$1,917/mo
Down Payment5% of $229,000 purchase
$11,450
+
Origination Fee1 pts on $230,300 loan
$2,500
+
Closing Costs5% of purchase
$11,450
=
Cash to First Close
$25,400
Holding Period — 6 Months
HML Interest9.99% IO · $1,917/mo × 6$11,503
Property Taxes$418/mo × 6$2,510
Insurance$201/mo × 6$1,209
Total Holding Costs$15,222
Contingency Reserve10% of rehab — held, not at first close$1,275
Sale Event — Second Close
Sale Price (ARV)
$255,000
−
HML Principal Payofffull IO loan balance
$230,300
−
Closing Costs3.5% of sale price
$8,925
−
Realtor Commission6% of sale price
$15,300
=
Net Proceeds to You
$475
Deal Summary
Net Proceeds at Closing
$475
−
Cash to First Close
$25,400
−
Holding Costs (6 mo)
$15,222
−
Contingency Reserve
$1,275
=
NET PROFIT
−$41,422
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$188,762−$40,238
15%$187,214−$41,786
20% ←$185,687−$43,313
25%$184,182−$44,818
30%$182,699−$46,301
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
0.904x
DSCR
Cash to Close
$76,771
single close · no bridge
Monthly Cash Flow
−$118/mo
Cash-on-Cash Yr 1
-1.8%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$183,200
LTV (80% of ARV)
71.8%
Monthly P&I
$1,231/mo
Equity at Close
$45,800
Down Payment20.0% of $229,000 purchase
$45,800
+
Origination Fee1 pts on $183,200
$1,832
+
DSCR Closing Coststitle / appraisal / escrow
$3,664
+
Acquisition Closing5% of purchase
$11,450
+
Rehab Budgetcash, not financed by DSCR loan
$12,750
Contingency Reserve10% of rehab$1,275
=
Total Cash to Close
$76,771
Equity Position — Day 1 Post-Refi
Property Value
$255,000
−
DSCR Loan Balance
$183,200
=
Equity in Property
$71,800 (28.2%)
−
Capital Left in Deal
$76,771
=
Value Created
−$4,971
$71,800 equity on $76,771 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,969
−
Property Taxes
$418
−
Insurance
$201
−
Maintenance (6% rent)
$118
−
Management (6% rent)
$118
=
OpEx Subtotal
$856
=
Net Operating Income
$1,113
−
DSCR P&I
$1,231/mo
=
Net Cash Flow
−$118/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.904x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.064x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,103/mo+$134 needed
1.10x$2,243/mo+$274 needed
1.20x$2,383/mo+$414 needed
1.30x ←$2,523/mo+$554 needed
1.40x$2,663/mo+$694 needed