3642 Postwood Dr, Spring, TX 77388
Spring, 77388
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Listing Agent
Bertha Saenz
(281) 444-3900bertha.sanez@sbcglobal.net
MMX Group/3642 Postwood Dr, Spring, TX 77388
Flip-99.4%✗
HM→DSCR0.667x✗
Cash→DSCR0.667x✗
New Deal

3642 Postwood Dr, Spring, TX 77388

4bd / 2ba · 2,076 sqft · built 1987 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.695x
FAIL
NOI ÷ debt service
Lender DSCR
0.919x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$437/mo
FAIL
post all expenses · day 1
Cash to Close
$89,493
80% LTV · single close
Value Generated
$15,150
ARV − purchase − rehab
Starting Equity %
28.1%
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
-99.4%
Flip ROI
Cash to First Close
$29,385
what you bring day 1
Net Profit
−$49,080
Max Bid @ 20%
$215,483
−$49,080 profit  ÷  $49,365 total invested  =  -99.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$268,500
Purchase (95% LTV)
$253,650
Rehab (100%)
$14,850
Loan-to-ARV
90.4%
Monthly Interest
$2,235/mo
Down Payment5% of $267,000 purchase
$13,350
+
Origination Fee1 pts on $268,500 loan
$2,685
+
Closing Costs5% of purchase
$13,350
=
Cash to First Close
$29,385
Holding Period — 6 Months
HML Interest9.99% IO · $2,235/mo × 6$13,412
Property Taxes$612/mo × 6$3,674
Insurance$235/mo × 6$1,409
Total Holding Costs$18,495
Contingency Reserve10% of rehab — held, not at first close$1,485
Sale Event — Second Close
Sale Price (ARV)
$297,000
−
HML Principal Payofffull IO loan balance
$268,500
−
Closing Costs3.5% of sale price
$10,395
−
Realtor Commission6% of sale price
$17,820
=
Net Proceeds to You
$285
Deal Summary
Net Proceeds at Closing
$285
−
Cash to First Close
$29,385
−
Holding Costs (6 mo)
$18,495
−
Contingency Reserve
$1,485
=
NET PROFIT
−$49,080
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$219,119−$47,881
15%$217,288−$49,712
20% ←$215,483−$51,517
25%$213,704−$53,296
30%$211,949−$55,051
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
0.695x
DSCR
Cash to Close
$89,493
single close · no bridge
Monthly Cash Flow
−$437/mo
Cash-on-Cash Yr 1
-5.9%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$213,600
LTV (80% of ARV)
71.9%
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
$14,850
Contingency Reserve10% of rehab$1,485
=
Total Cash to Close
$89,493
Equity Position — Day 1 Post-Refi
Property Value
$297,000
−
DSCR Loan Balance
$213,600
=
Equity in Property
$83,400 (28.1%)
−
Capital Left in Deal
$89,493
=
Value Created
−$6,093
$83,400 equity on $89,493 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,097
−
Property Taxes
$612
−
Insurance
$235
−
Maintenance (6% rent)
$126
−
Management (6% rent)
$126
=
OpEx Subtotal
$1,099
=
Net Operating Income
$998
−
DSCR P&I
$1,435/mo
=
Net Cash Flow
−$437/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.695x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.919x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,594/mo+$497 needed
1.10x$2,757/mo+$660 needed
1.20x$2,920/mo+$823 needed
1.30x ←$3,083/mo+$986 needed
1.40x$3,246/mo+$1,149 needed