3318 Forest Willow Ln, Houston, TX 77068
Houston, 77068
View on Zillow →
Listing Agent
Mark Dimas
(832) 814-7623kelsey@markdimasteam.com
MMX Group/3318 Forest Willow Ln, Houston, TX 77068
Flip-100.6%✗
HM→DSCR1.178x✗
Cash→DSCR1.178x✗
New Deal

3318 Forest Willow Ln, Houston, TX 77068

3bd / 2.5ba · 2,300 sqft · built 2005 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.288x
FAIL
NOI ÷ debt service
Lender DSCR
1.364x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$364/mo
PASS
post all expenses · day 1
Cash to Close
$91,890
80% LTV · single close
Value Generated
$14,000
ARV − purchase − rehab
Starting Equity %
31.4%
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
-100.6%
Flip ROI
Cash to First Close
$26,000
what you bring day 1
Net Profit
−$44,470
Max Bid @ 20%
$188,434
−$44,470 profit  ÷  $44,190 total invested  =  -100.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$248,250
Purchase (95% LTV)
$223,250
Rehab (100%)
$25,000
Loan-to-ARV
90.6%
Monthly Interest
$2,067/mo
Down Payment5% of $235,000 purchase
$11,750
+
Origination Fee1 pts on $248,250 loan
$2,500
+
Closing Costs5% of purchase
$11,750
=
Cash to First Close
$26,000
Holding Period — 6 Months
HML Interest9.99% IO · $2,067/mo × 6$12,400
Property Taxes$332/mo × 6$1,990
Insurance$217/mo × 6$1,300
Total Holding Costs$15,690
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$274,000
−
HML Principal Payofffull IO loan balance
$248,250
−
Closing Costs3.5% of sale price
$9,590
−
Realtor Commission6% of sale price
$16,440
=
Net Proceeds to You
−$280
Deal Summary
Net Proceeds at Closing
−$280
−
Cash to First Close
$26,000
−
Holding Costs (6 mo)
$15,690
−
Contingency Reserve
$2,500
=
NET PROFIT
−$44,470
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$191,681−$43,319
15%$190,046−$44,954
20% ←$188,434−$46,566
25%$186,845−$48,155
30%$185,278−$49,722
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
1.288x
DSCR
Cash to Close
$91,890
single close · no bridge
Monthly Cash Flow
$364/mo
Cash-on-Cash Yr 1
4.7%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$188,000
LTV (80% of ARV)
68.6%
Monthly P&I
$1,263/mo
Equity at Close
$47,000
Down Payment20.0% of $235,000 purchase
$47,000
+
Origination Fee1 pts on $188,000
$1,880
+
DSCR Closing Coststitle / appraisal / escrow
$3,760
+
Acquisition Closing5% of purchase
$11,750
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$91,890
Equity Position — Day 1 Post-Refi
Property Value
$274,000
−
DSCR Loan Balance
$188,000
=
Equity in Property
$86,000 (31.4%)
−
Capital Left in Deal
$91,890
=
Value Created
−$5,890
$86,000 equity on $91,890 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,472
−
Property Taxes
$332
−
Insurance
$217
−
Maintenance (6% rent)
$148
−
Management (6% rent)
$148
=
OpEx Subtotal
$845
=
Net Operating Income
$1,627
−
DSCR P&I
$1,263/mo
=
Net Cash Flow
$364/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.288x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.364x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,059/mo✓ met
1.10x$2,202/mo✓ met
1.20x$2,346/mo✓ met
1.30x ←$2,490/mo+$18 needed
1.40x$2,633/mo+$161 needed