2518 Kingsford Arbor Way, Spring, TX 77373
Spring, 77373
View on Zillow →
Listing Agent
Jason Mitchell Group
(469) 515-0090pnealy@jasonmitchellgroup.com
MMX Group/2518 Kingsford Arbor Way, Spring, TX 77373
Flip-146.0%✗
HM→DSCR1.036x✗
Cash→DSCR1.036x✗
New Deal

2518 Kingsford Arbor Way, Spring, TX 77373

3bd / 2.5ba · 2,021 sqft · built 2019 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.036x
FAIL
NOI ÷ debt service
Lender DSCR
1.163x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$47/mo
PASS
post all expenses · day 1
Cash to Close
$93,233
80% LTV · single close
Value Generated
$8,900
ARV − purchase − rehab
Starting Equity %
25.0%
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
-146.0%
Flip ROI
Cash to First Close
$26,519
what you bring day 1
Net Profit
−$67,323
Max Bid @ 20%
$173,013
−$67,323 profit  ÷  $46,098 total invested  =  -146.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$252,905
Purchase (95% LTV)
$227,905
Rehab (100%)
$25,000
Loan-to-ARV
98.8%
Monthly Interest
$2,105/mo
Down Payment5% of $239,900 purchase
$11,995
+
Origination Fee1 pts on $252,905 loan
$2,529
+
Closing Costs5% of purchase
$11,995
=
Cash to First Close
$26,519
Holding Period — 6 Months
HML Interest9.99% IO · $2,105/mo × 6$12,633
Property Taxes$520/mo × 6$3,122
Insurance$221/mo × 6$1,325
Total Holding Costs$17,079
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$256,000
−
HML Principal Payofffull IO loan balance
$252,905
−
Closing Costs3.5% of sale price
$8,960
−
Realtor Commission6% of sale price
$15,360
=
Net Proceeds to You
−$21,225
Deal Summary
Net Proceeds at Closing
−$21,225
−
Cash to First Close
$26,519
−
Holding Costs (6 mo)
$17,079
−
Contingency Reserve
$2,500
=
NET PROFIT
−$67,323
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$176,138−$63,762
15%$174,564−$65,336
20% ←$173,013−$66,887
25%$171,483−$68,417
30%$169,974−$69,926
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
1.036x
DSCR
Cash to Close
$93,233
single close · no bridge
Monthly Cash Flow
$47/mo
Cash-on-Cash Yr 1
0.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$191,920
LTV (80% of ARV)
75.0%
Monthly P&I
$1,290/mo
Equity at Close
$47,980
Down Payment20.0% of $239,900 purchase
$47,980
+
Origination Fee1 pts on $191,920
$1,919
+
DSCR Closing Coststitle / appraisal / escrow
$3,838
+
Acquisition Closing5% of purchase
$11,995
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$93,233
Equity Position — Day 1 Post-Refi
Property Value
$256,000
−
DSCR Loan Balance
$191,920
=
Equity in Property
$64,080 (25.0%)
−
Capital Left in Deal
$93,233
=
Value Created
−$29,153
$64,080 equity on $93,233 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,361
−
Property Taxes
$520
−
Insurance
$221
−
Maintenance (6% rent)
$142
−
Management (6% rent)
$142
=
OpEx Subtotal
$1,024
=
Net Operating Income
$1,337
−
DSCR P&I
$1,290/mo
=
Net Cash Flow
$47/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.036x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.163x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,308/mo✓ met
1.10x$2,454/mo+$93 needed
1.20x$2,601/mo+$240 needed
1.30x ←$2,747/mo+$386 needed
1.40x$2,894/mo+$533 needed