3543 Charleston St, Houston, TX 77021
Houston, 77021
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Listing Agent
Stephanie Mcbride
(832) 434-4940mcbride550@gmail.com
MMX Group/3543 Charleston St, Houston, TX 77021
Flip-185.1%✗
HM→DSCR0.694x✗
Cash→DSCR0.694x✗
New Deal

3543 Charleston St, Houston, TX 77021

3bd / 2ba · 1,700 sqft · built 1948 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.650x
FAIL
NOI ÷ debt service
Lender DSCR
0.851x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$594/mo
FAIL
post all expenses · day 1
Cash to Close
$126,684
80% LTV · single close
Value Generated
$37,000
ARV − purchase − rehab
Starting Equity %
20.0%
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
-185.1%
Flip ROI
Cash to First Close
$36,166
what you bring day 1
Net Profit
−$110,095
Max Bid @ 20%
$221,397
−$110,095 profit  ÷  $59,475 total invested  =  -185.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$336,600
Purchase (95% LTV)
$311,600
Rehab (100%)
$25,000
Loan-to-ARV
106.5%
Monthly Interest
$2,802/mo
Down Payment5% of $328,000 purchase
$16,400
+
Origination Fee1 pts on $336,600 loan
$3,366
+
Closing Costs5% of purchase
$16,400
=
Cash to First Close
$36,166
Holding Period — 6 Months
HML Interest9.99% IO · $2,802/mo × 6$16,813
Property Taxes$372/mo × 6$2,231
Insurance$294/mo × 6$1,765
Total Holding Costs$20,809
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$316,000
−
HML Principal Payofffull IO loan balance
$336,600
−
Closing Costs3.5% of sale price
$11,060
−
Realtor Commission6% of sale price
$18,960
=
Net Proceeds to You
−$50,620
Deal Summary
Net Proceeds at Closing
−$50,620
−
Cash to First Close
$36,166
−
Holding Costs (6 mo)
$20,809
−
Contingency Reserve
$2,500
=
NET PROFIT
−$110,095
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$225,139−$102,861
15%$223,255−$104,745
20% ←$221,397−$106,603
25%$219,566−$108,434
30%$217,760−$110,240
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
0.650x
DSCR
Cash to Close
$126,684
single close · no bridge
Monthly Cash Flow
−$594/mo
Cash-on-Cash Yr 1
-5.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$252,800
LTV (80% of ARV)
80.0%
Monthly P&I
$1,699/mo
Equity at Close
$63,200
Down Payment22.9% of $328,000 purchase
$75,200
+
Origination Fee1 pts on $252,800
$2,528
+
DSCR Closing Coststitle / appraisal / escrow
$5,056
+
Acquisition Closing5% of purchase
$16,400
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$126,684
Equity Position — Day 1 Post-Refi
Property Value
$316,000
−
DSCR Loan Balance
$252,800
=
Equity in Property
$63,200 (20.0%)
−
Capital Left in Deal
$126,684
=
Value Created
−$63,484
$63,200 equity on $126,684 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,012
−
Property Taxes
$372
−
Insurance
$294
−
Maintenance (6% rent)
$121
−
Management (6% rent)
$121
=
OpEx Subtotal
$907
=
Net Operating Income
$1,105
−
DSCR P&I
$1,699/mo
=
Net Cash Flow
−$594/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.650x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.851x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,687/mo+$675 needed
1.10x$2,880/mo+$868 needed
1.20x$3,073/mo+$1,061 needed
1.30x ←$3,267/mo+$1,255 needed
1.40x$3,460/mo+$1,448 needed