4702 Breckenridge Dr, Houston, TX 77066
Houston, 77066
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Listing Agent
Becky Ellis
(832) 282-2852becky@amrealestate.com
MMX Group/4702 Breckenridge Dr, Houston, TX 77066
Flip-155.0%✗
HM→DSCR0.812x✗
Cash→DSCR0.812x✗
New Deal

4702 Breckenridge Dr, Houston, TX 77066

4bd / 2.5ba · 2,655 sqft · built 1995 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.790x
FAIL
NOI ÷ debt service
Lender DSCR
0.987x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$299/mo
FAIL
post all expenses · day 1
Cash to Close
$100,110
80% LTV · single close
Value Generated
$15,000
ARV − purchase − rehab
Starting Equity %
22.9%
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
-155.0%
Flip ROI
Cash to First Close
$29,268
what you bring day 1
Net Profit
−$78,540
Max Bid @ 20%
$187,512
−$78,540 profit  ÷  $50,665 total invested  =  -155.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$276,750
Purchase (95% LTV)
$251,750
Rehab (100%)
$25,000
Loan-to-ARV
100.6%
Monthly Interest
$2,304/mo
Down Payment5% of $265,000 purchase
$13,250
+
Origination Fee1 pts on $276,750 loan
$2,768
+
Closing Costs5% of purchase
$13,250
=
Cash to First Close
$29,268
Holding Period — 6 Months
HML Interest9.99% IO · $2,304/mo × 6$13,824
Property Taxes$604/mo × 6$3,624
Insurance$242/mo × 6$1,450
Total Holding Costs$18,898
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$275,000
−
HML Principal Payofffull IO loan balance
$276,750
−
Closing Costs3.5% of sale price
$9,625
−
Realtor Commission6% of sale price
$16,500
=
Net Proceeds to You
−$27,875
Deal Summary
Net Proceeds at Closing
−$27,875
−
Cash to First Close
$29,268
−
Holding Costs (6 mo)
$18,898
−
Contingency Reserve
$2,500
=
NET PROFIT
−$78,540
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$190,890−$74,110
15%$189,189−$75,811
20% ←$187,512−$77,488
25%$185,858−$79,142
30%$184,227−$80,773
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
0.790x
DSCR
Cash to Close
$100,110
single close · no bridge
Monthly Cash Flow
−$299/mo
Cash-on-Cash Yr 1
-3.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$212,000
LTV (80% of ARV)
77.1%
Monthly P&I
$1,425/mo
Equity at Close
$53,000
Down Payment20.0% of $265,000 purchase
$53,000
+
Origination Fee1 pts on $212,000
$2,120
+
DSCR Closing Coststitle / appraisal / escrow
$4,240
+
Acquisition Closing5% of purchase
$13,250
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$100,110
Equity Position — Day 1 Post-Refi
Property Value
$275,000
−
DSCR Loan Balance
$212,000
=
Equity in Property
$63,000 (22.9%)
−
Capital Left in Deal
$100,110
=
Value Created
−$37,110
$63,000 equity on $100,110 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,240
−
Property Taxes
$604
−
Insurance
$242
−
Maintenance (6% rent)
$134
−
Management (6% rent)
$134
=
OpEx Subtotal
$1,114
=
Net Operating Income
$1,126
−
DSCR P&I
$1,425/mo
=
Net Cash Flow
−$299/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.790x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.987x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,580/mo+$340 needed
1.10x$2,742/mo+$502 needed
1.20x$2,904/mo+$664 needed
1.30x ←$3,066/mo+$826 needed
1.40x$3,228/mo+$988 needed
4702 Breckenridge Dr, Houston, TX 77066 — MX Analyzer