1502 Beaconshire Rd, Houston, TX 77077
Houston, 77077
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Listing Agent
Brenda Delcambre
(832) 392-8654brenda010@sbcglobal.net
MMX Group/1502 Beaconshire Rd, Houston, TX 77077
Flip-116.1%✗
HM→DSCR0.653x✗
Cash→DSCR0.653x✗
New Deal

1502 Beaconshire Rd, Houston, TX 77077

4bd / 3.5ba · 3,048 sqft · built 2004 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.659x
FAIL
NOI ÷ debt service
Lender DSCR
0.884x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$696/mo
FAIL
post all expenses · day 1
Cash to Close
$126,588
80% LTV · single close
Value Generated
$8,650
ARV − purchase − rehab
Starting Equity %
25.7%
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
-116.1%
Flip ROI
Cash to First Close
$41,804
what you bring day 1
Net Profit
−$80,659
Max Bid @ 20%
$297,277
−$80,659 profit  ÷  $69,449 total invested  =  -116.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$381,355
Purchase (95% LTV)
$360,905
Rehab (100%)
$20,450
Loan-to-ARV
93.2%
Monthly Interest
$3,175/mo
Down Payment5% of $379,900 purchase
$18,995
+
Origination Fee1 pts on $381,355 loan
$3,814
+
Closing Costs5% of purchase
$18,995
=
Cash to First Close
$41,804
Holding Period — 6 Months
HML Interest9.99% IO · $3,175/mo × 6$19,049
Property Taxes$758/mo × 6$4,550
Insurance$334/mo × 6$2,002
Total Holding Costs$25,600
Contingency Reserve10% of rehab — held, not at first close$2,045
Sale Event — Second Close
Sale Price (ARV)
$409,000
−
HML Principal Payofffull IO loan balance
$381,355
−
Closing Costs3.5% of sale price
$14,315
−
Realtor Commission6% of sale price
$24,540
=
Net Proceeds to You
−$11,210
Deal Summary
Net Proceeds at Closing
−$11,210
−
Cash to First Close
$41,804
−
Holding Costs (6 mo)
$25,600
−
Contingency Reserve
$2,045
=
NET PROFIT
−$80,659
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$302,247−$77,653
15%$299,744−$80,156
20% ←$297,277−$82,623
25%$294,845−$85,055
30%$292,446−$87,454
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
0.659x
DSCR
Cash to Close
$126,588
single close · no bridge
Monthly Cash Flow
−$696/mo
Cash-on-Cash Yr 1
-6.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$303,920
LTV (80% of ARV)
74.3%
Monthly P&I
$2,042/mo
Equity at Close
$75,980
Down Payment20.0% of $379,900 purchase
$75,980
+
Origination Fee1 pts on $303,920
$3,039
+
DSCR Closing Coststitle / appraisal / escrow
$6,078
+
Acquisition Closing5% of purchase
$18,995
+
Rehab Budgetcash, not financed by DSCR loan
$20,450
Contingency Reserve10% of rehab$2,045
=
Total Cash to Close
$126,588
Equity Position — Day 1 Post-Refi
Property Value
$409,000
−
DSCR Loan Balance
$303,920
=
Equity in Property
$105,080 (25.7%)
−
Capital Left in Deal
$126,588
=
Value Created
−$21,508
$105,080 equity on $126,588 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,771
−
Property Taxes
$758
−
Insurance
$334
−
Maintenance (6% rent)
$166
−
Management (6% rent)
$166
=
OpEx Subtotal
$1,424
=
Net Operating Income
$1,347
−
DSCR P&I
$2,042/mo
=
Net Cash Flow
−$696/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.659x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.884x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,562/mo+$791 needed
1.10x$3,794/mo+$1,023 needed
1.20x$4,026/mo+$1,255 needed
1.30x ←$4,258/mo+$1,487 needed
1.40x$4,490/mo+$1,719 needed
1502 Beaconshire Rd, Houston, TX 77077 — MX Analyzer