3102 Breezy Pines Ct, Kingwood, TX 77339
Kingwood, 77339
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Listing Agent
Jessica Lowe
(346) 243-0051jepalowe@gmail.com
MMX Group/3102 Breezy Pines Ct, Kingwood, TX 77339
Flip-87.9%✗
HM→DSCR0.493x✗
Cash→DSCR0.493x✗
New Deal

3102 Breezy Pines Ct, Kingwood, TX 77339

3bd / 3ba · 2,837 sqft · built 1981 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.525x
FAIL
NOI ÷ debt service
Lender DSCR
0.768x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$1,008/mo
FAIL
post all expenses · day 1
Cash to Close
$132,925
80% LTV · single close
Value Generated
$31,551
ARV − purchase − rehab
Starting Equity %
29.6%
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
-87.9%
Flip ROI
Cash to First Close
$43,477
what you bring day 1
Net Profit
−$62,871
Max Bid @ 20%
$327,559
−$62,871 profit  ÷  $71,517 total invested  =  -87.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$397,699
Purchase (95% LTV)
$375,249
Rehab (100%)
$22,450
Loan-to-ARV
88.6%
Monthly Interest
$3,311/mo
Down Payment5% of $394,999 purchase
$19,750
+
Origination Fee1 pts on $397,699 loan
$3,977
+
Closing Costs5% of purchase
$19,750
=
Cash to First Close
$43,477
Holding Period — 6 Months
HML Interest9.99% IO · $3,311/mo × 6$19,865
Property Taxes$641/mo × 6$3,843
Insurance$348/mo × 6$2,087
Total Holding Costs$25,795
Contingency Reserve10% of rehab — held, not at first close$2,245
Sale Event — Second Close
Sale Price (ARV)
$449,000
−
HML Principal Payofffull IO loan balance
$397,699
−
Closing Costs3.5% of sale price
$15,715
−
Realtor Commission6% of sale price
$26,940
=
Net Proceeds to You
$8,646
Deal Summary
Net Proceeds at Closing
$8,646
−
Cash to First Close
$43,477
−
Holding Costs (6 mo)
$25,795
−
Contingency Reserve
$2,245
=
NET PROFIT
−$62,871
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$332,930−$62,069
15%$330,225−$64,774
20% ←$327,559−$67,440
25%$324,930−$70,069
30%$322,338−$72,661
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
0.525x
DSCR
Cash to Close
$132,925
single close · no bridge
Monthly Cash Flow
−$1,008/mo
Cash-on-Cash Yr 1
-9.1%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$315,999
LTV (80% of ARV)
70.4%
Monthly P&I
$2,124/mo
Equity at Close
$79,000
Down Payment20.0% of $394,999 purchase
$79,000
+
Origination Fee1 pts on $315,999
$3,160
+
DSCR Closing Coststitle / appraisal / escrow
$6,320
+
Acquisition Closing5% of purchase
$19,750
+
Rehab Budgetcash, not financed by DSCR loan
$22,450
Contingency Reserve10% of rehab$2,245
=
Total Cash to Close
$132,925
Equity Position — Day 1 Post-Refi
Property Value
$449,000
−
DSCR Loan Balance
$315,999
=
Equity in Property
$133,001 (29.6%)
−
Capital Left in Deal
$132,925
=
Value Created
$76
$133,001 equity on $132,925 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,391
−
Property Taxes
$641
−
Insurance
$348
−
Maintenance (6% rent)
$143
−
Management (6% rent)
$143
=
OpEx Subtotal
$1,275
=
Net Operating Income
$1,116
−
DSCR P&I
$2,124/mo
=
Net Cash Flow
−$1,008/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.525x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.768x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,536/mo+$1,145 needed
1.10x$3,778/mo+$1,387 needed
1.20x$4,019/mo+$1,628 needed
1.30x ←$4,260/mo+$1,869 needed
1.40x$4,502/mo+$2,111 needed