5312 Jefferson St, Houston, TX 77023
Houston, 77023
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Listing Agent
Oscar Melgar
(832) 475-5883oscar@landlordsoftexas.com
MMX Group/5312 Jefferson St, Houston, TX 77023
Flip-193.3%✗
HM→DSCR0.432x✗
Cash→DSCR0.432x✗
New Deal

5312 Jefferson St, Houston, TX 77023

2bd / 1ba · 949 sqft · built 1945 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.405x
FAIL
NOI ÷ debt service
Lender DSCR
0.656x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$940/mo
FAIL
post all expenses · day 1
Cash to Close
$124,026
80% LTV · single close
Value Generated
$40,700
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
-193.3%
Flip ROI
Cash to First Close
$35,187
what you bring day 1
Net Profit
−$109,050
Max Bid @ 20%
$214,845
−$109,050 profit  ÷  $56,420 total invested  =  -193.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$318,700
Purchase (95% LTV)
$304,000
Rehab (100%)
$14,700
Loan-to-ARV
108.4%
Monthly Interest
$2,653/mo
Down Payment5% of $320,000 purchase
$16,000
+
Origination Fee1 pts on $318,700 loan
$3,187
+
Closing Costs5% of purchase
$16,000
=
Cash to First Close
$35,187
Holding Period — 6 Months
HML Interest9.99% IO · $2,653/mo × 6$15,919
Property Taxes$362/mo × 6$2,170
Insurance$279/mo × 6$1,674
Total Holding Costs$19,763
Contingency Reserve10% of rehab — held, not at first close$1,470
Sale Event — Second Close
Sale Price (ARV)
$294,000
−
HML Principal Payofffull IO loan balance
$318,700
−
Closing Costs3.5% of sale price
$10,290
−
Realtor Commission6% of sale price
$17,640
=
Net Proceeds to You
−$52,630
Deal Summary
Net Proceeds at Closing
−$52,630
−
Cash to First Close
$35,187
−
Holding Costs (6 mo)
$19,763
−
Contingency Reserve
$1,470
=
NET PROFIT
−$109,050
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$218,336−$101,664
15%$216,578−$103,422
20% ←$214,845−$105,155
25%$213,136−$106,864
30%$211,451−$108,549
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
0.405x
DSCR
Cash to Close
$124,026
single close · no bridge
Monthly Cash Flow
−$940/mo
Cash-on-Cash Yr 1
-9.1%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$235,200
LTV (80% of ARV)
80.0%
Monthly P&I
$1,581/mo
Equity at Close
$58,800
Down Payment26.5% of $320,000 purchase
$84,800
+
Origination Fee1 pts on $235,200
$2,352
+
DSCR Closing Coststitle / appraisal / escrow
$4,704
+
Acquisition Closing5% of purchase
$16,000
+
Rehab Budgetcash, not financed by DSCR loan
$14,700
Contingency Reserve10% of rehab$1,470
=
Total Cash to Close
$124,026
Equity Position — Day 1 Post-Refi
Property Value
$294,000
−
DSCR Loan Balance
$235,200
=
Equity in Property
$58,800 (20.0%)
−
Capital Left in Deal
$124,026
=
Value Created
−$65,226
$58,800 equity on $124,026 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,456
−
Property Taxes
$362
−
Insurance
$279
−
Maintenance (6% rent)
$87
−
Management (6% rent)
$87
=
OpEx Subtotal
$815
=
Net Operating Income
$641
−
DSCR P&I
$1,581/mo
=
Net Cash Flow
−$940/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.405x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.656x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,524/mo+$1,068 needed
1.10x$2,704/mo+$1,248 needed
1.20x$2,883/mo+$1,427 needed
1.30x ←$3,063/mo+$1,607 needed
1.40x$3,243/mo+$1,787 needed