16202 Marcelia Dr, Houston, TX 77049
Houston, 77049
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Listing Agent
Lori Brown
(979) 255-0702lori.brown@rhss.com
MMX Group/16202 Marcelia Dr, Houston, TX 77049
Flip-89.3%✗
HM→DSCR0.820x✗
Cash→DSCR0.820x✗
New Deal

16202 Marcelia Dr, Houston, TX 77049

4bd / 2.5ba · 2,337 sqft · built 2006 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.872x
FAIL
NOI ÷ debt service
Lender DSCR
1.038x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$186/mo
FAIL
post all expenses · day 1
Cash to Close
$90,783
80% LTV · single close
Value Generated
$20,800
ARV − purchase − rehab
Starting Equity %
29.4%
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
-89.3%
Flip ROI
Cash to First Close
$29,707
what you bring day 1
Net Profit
−$43,715
Max Bid @ 20%
$223,146
−$43,715 profit  ÷  $48,940 total invested  =  -89.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$271,705
Purchase (95% LTV)
$256,405
Rehab (100%)
$15,300
Loan-to-ARV
88.8%
Monthly Interest
$2,262/mo
Down Payment5% of $269,900 purchase
$13,495
+
Origination Fee1 pts on $271,705 loan
$2,717
+
Closing Costs5% of purchase
$13,495
=
Cash to First Close
$29,707
Holding Period — 6 Months
HML Interest9.99% IO · $2,262/mo × 6$13,572
Property Taxes$451/mo × 6$2,705
Insurance$238/mo × 6$1,426
Total Holding Costs$17,703
Contingency Reserve10% of rehab — held, not at first close$1,530
Sale Event — Second Close
Sale Price (ARV)
$306,000
−
HML Principal Payofffull IO loan balance
$271,705
−
Closing Costs3.5% of sale price
$10,710
−
Realtor Commission6% of sale price
$18,360
=
Net Proceeds to You
$5,225
Deal Summary
Net Proceeds at Closing
$5,225
−
Cash to First Close
$29,707
−
Holding Costs (6 mo)
$17,703
−
Contingency Reserve
$1,530
=
NET PROFIT
−$43,715
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$226,813−$43,087
15%$224,966−$44,934
20% ←$223,146−$46,754
25%$221,351−$48,549
30%$219,581−$50,319
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
0.872x
DSCR
Cash to Close
$90,783
single close · no bridge
Monthly Cash Flow
−$186/mo
Cash-on-Cash Yr 1
-2.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$215,920
LTV (80% of ARV)
70.6%
Monthly P&I
$1,451/mo
Equity at Close
$53,980
Down Payment20.0% of $269,900 purchase
$53,980
+
Origination Fee1 pts on $215,920
$2,159
+
DSCR Closing Coststitle / appraisal / escrow
$4,318
+
Acquisition Closing5% of purchase
$13,495
+
Rehab Budgetcash, not financed by DSCR loan
$15,300
Contingency Reserve10% of rehab$1,530
=
Total Cash to Close
$90,783
Equity Position — Day 1 Post-Refi
Property Value
$306,000
−
DSCR Loan Balance
$215,920
=
Equity in Property
$90,080 (29.4%)
−
Capital Left in Deal
$90,783
=
Value Created
−$703
$90,080 equity on $90,783 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,220
−
Property Taxes
$451
−
Insurance
$238
−
Maintenance (6% rent)
$133
−
Management (6% rent)
$133
=
OpEx Subtotal
$955
=
Net Operating Income
$1,265
−
DSCR P&I
$1,451/mo
=
Net Cash Flow
−$186/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.872x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.038x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,431/mo+$211 needed
1.10x$2,596/mo+$376 needed
1.20x$2,761/mo+$541 needed
1.30x ←$2,926/mo+$706 needed
1.40x$3,091/mo+$871 needed