1703 Macclesby Ln, Houston, TX 77049
Houston, 77049
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Listing Agent
Maria A. Lugo
(713) 320-5904maria@marialugovaladez.com
MMX Group/1703 Macclesby Ln, Houston, TX 77049
Flip-103.0%✗
HM→DSCR0.952x✗
Cash→DSCR0.952x✗
New Deal

1703 Macclesby Ln, Houston, TX 77049

4bd / 2.5ba · 2,706 sqft · built 2008 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.986x
FAIL
NOI ÷ debt service
Lender DSCR
1.125x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$20/mo
FAIL
post all expenses · day 1
Cash to Close
$89,383
80% LTV · single close
Value Generated
$13,250
ARV − purchase − rehab
Starting Equity %
27.6%
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
-103.0%
Flip ROI
Cash to First Close
$29,384
what you bring day 1
Net Profit
−$49,182
Max Bid @ 20%
$215,675
−$49,182 profit  ÷  $47,757 total invested  =  -103.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$268,400
Purchase (95% LTV)
$253,650
Rehab (100%)
$14,750
Loan-to-ARV
91.0%
Monthly Interest
$2,234/mo
Down Payment5% of $267,000 purchase
$13,350
+
Origination Fee1 pts on $268,400 loan
$2,684
+
Closing Costs5% of purchase
$13,350
=
Cash to First Close
$29,384
Holding Period — 6 Months
HML Interest9.99% IO · $2,234/mo × 6$13,407
Property Taxes$347/mo × 6$2,083
Insurance$235/mo × 6$1,409
Total Holding Costs$16,898
Contingency Reserve10% of rehab — held, not at first close$1,475
Sale Event — Second Close
Sale Price (ARV)
$295,000
−
HML Principal Payofffull IO loan balance
$268,400
−
Closing Costs3.5% of sale price
$10,325
−
Realtor Commission6% of sale price
$17,700
=
Net Proceeds to You
−$1,425
Deal Summary
Net Proceeds at Closing
−$1,425
−
Cash to First Close
$29,384
−
Holding Costs (6 mo)
$16,898
−
Contingency Reserve
$1,475
=
NET PROFIT
−$49,182
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$219,172−$47,828
15%$217,411−$49,589
20% ←$215,675−$51,325
25%$213,964−$53,036
30%$212,276−$54,724
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
0.986x
DSCR
Cash to Close
$89,383
single close · no bridge
Monthly Cash Flow
−$20/mo
Cash-on-Cash Yr 1
-0.3%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$213,600
LTV (80% of ARV)
72.4%
Monthly P&I
$1,435/mo
Equity at Close
$53,400
Down Payment20.0% of $267,000 purchase
$53,400
+
Origination Fee1 pts on $213,600
$2,136
+
DSCR Closing Coststitle / appraisal / escrow
$4,272
+
Acquisition Closing5% of purchase
$13,350
+
Rehab Budgetcash, not financed by DSCR loan
$14,750
Contingency Reserve10% of rehab$1,475
=
Total Cash to Close
$89,383
Equity Position — Day 1 Post-Refi
Property Value
$295,000
−
DSCR Loan Balance
$213,600
=
Equity in Property
$81,400 (27.6%)
−
Capital Left in Deal
$89,383
=
Value Created
−$7,983
$81,400 equity on $89,383 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,270
−
Property Taxes
$347
−
Insurance
$235
−
Maintenance (6% rent)
$136
−
Management (6% rent)
$136
=
OpEx Subtotal
$854
=
Net Operating Income
$1,416
−
DSCR P&I
$1,435/mo
=
Net Cash Flow
−$20/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.986x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.125x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,292/mo+$22 needed
1.10x$2,456/mo+$186 needed
1.20x$2,619/mo+$349 needed
1.30x ←$2,782/mo+$512 needed
1.40x$2,945/mo+$675 needed