412 Emerald Thicket Ln, Houston, TX 77336
Houston, 77336
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Listing Agent
Veso Kossev
(281) 221-3812kossevv@gmail.com
MMX Group/412 Emerald Thicket Ln, Houston, TX 77336
Flip-130.8%✗
HM→DSCR0.570x✗
Cash→DSCR0.570x✗
New Deal

412 Emerald Thicket Ln, Houston, TX 77336

3bd / 2.5ba · 1,897 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.590x
FAIL
NOI ÷ debt service
Lender DSCR
0.838x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$505/mo
FAIL
post all expenses · day 1
Cash to Close
$90,246
80% LTV · single close
Value Generated
$1,000
ARV − purchase − rehab
Starting Equity %
27.6%
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
-130.8%
Flip ROI
Cash to First Close
$25,400
what you bring day 1
Net Profit
−$57,748
Max Bid @ 20%
$170,895
−$57,748 profit  ÷  $44,163 total invested  =  -130.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$242,550
Purchase (95% LTV)
$217,550
Rehab (100%)
$25,000
Loan-to-ARV
95.9%
Monthly Interest
$2,019/mo
Down Payment5% of $229,000 purchase
$11,450
+
Origination Fee1 pts on $242,550 loan
$2,500
+
Closing Costs5% of purchase
$11,450
=
Cash to First Close
$25,400
Holding Period — 6 Months
HML Interest9.99% IO · $2,019/mo × 6$12,115
Property Taxes$480/mo × 6$2,878
Insurance$212/mo × 6$1,270
Total Holding Costs$16,263
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$253,000
−
HML Principal Payofffull IO loan balance
$242,550
−
Closing Costs3.5% of sale price
$8,855
−
Realtor Commission6% of sale price
$15,180
=
Net Proceeds to You
−$13,585
Deal Summary
Net Proceeds at Closing
−$13,585
−
Cash to First Close
$25,400
−
Holding Costs (6 mo)
$16,263
−
Contingency Reserve
$2,500
=
NET PROFIT
−$57,748
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$173,969−$55,031
15%$172,421−$56,579
20% ←$170,895−$58,105
25%$169,391−$59,609
30%$167,907−$61,093
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
0.590x
DSCR
Cash to Close
$90,246
single close · no bridge
Monthly Cash Flow
−$505/mo
Cash-on-Cash Yr 1
-6.7%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$183,200
LTV (80% of ARV)
72.4%
Monthly P&I
$1,231/mo
Equity at Close
$45,800
Down Payment20.0% of $229,000 purchase
$45,800
+
Origination Fee1 pts on $183,200
$1,832
+
DSCR Closing Coststitle / appraisal / escrow
$3,664
+
Acquisition Closing5% of purchase
$11,450
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$90,246
Equity Position — Day 1 Post-Refi
Property Value
$253,000
−
DSCR Loan Balance
$183,200
=
Equity in Property
$69,800 (27.6%)
−
Capital Left in Deal
$90,246
=
Value Created
−$20,446
$69,800 equity on $90,246 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,611
−
Property Taxes
$480
−
Insurance
$212
−
Maintenance (6% rent)
$97
−
Management (6% rent)
$97
=
OpEx Subtotal
$885
=
Net Operating Income
$726
−
DSCR P&I
$1,231/mo
=
Net Cash Flow
−$505/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.590x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.838x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,185/mo+$574 needed
1.10x$2,325/mo+$714 needed
1.20x$2,464/mo+$853 needed
1.30x ←$2,604/mo+$993 needed
1.40x$2,744/mo+$1,133 needed
412 Emerald Thicket Ln, Houston, TX 77336 — MX Analyzer