5502 Hewitt Dr, Houston, TX 77092
Houston, 77092
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Listing Agent
Angelica Bracho
(832) 517-1942angelica.bracho@preproperties.com
MMX Group/5502 Hewitt Dr, Houston, TX 77092
Flip-118.2%✗
HM→DSCR0.725x✗
Cash→DSCR0.725x✗
New Deal

5502 Hewitt Dr, Houston, TX 77092

3bd / 3ba · 1,904 sqft · built 1956 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.744x
FAIL
NOI ÷ debt service
Lender DSCR
0.932x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$463/mo
FAIL
post all expenses · day 1
Cash to Close
$119,838
80% LTV · single close
Value Generated
$7,000
ARV − purchase − rehab
Starting Equity %
26.9%
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
-118.2%
Flip ROI
Cash to First Close
$37,152
what you bring day 1
Net Profit
−$72,715
Max Bid @ 20%
$262,707
−$72,715 profit  ÷  $61,510 total invested  =  -118.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$345,150
Purchase (95% LTV)
$320,150
Rehab (100%)
$25,000
Loan-to-ARV
93.5%
Monthly Interest
$2,873/mo
Down Payment5% of $337,000 purchase
$16,850
+
Origination Fee1 pts on $345,150 loan
$3,452
+
Closing Costs5% of purchase
$16,850
=
Cash to First Close
$37,152
Holding Period — 6 Months
HML Interest9.99% IO · $2,873/mo × 6$17,240
Property Taxes$468/mo × 6$2,808
Insurance$302/mo × 6$1,810
Total Holding Costs$21,858
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$369,000
−
HML Principal Payofffull IO loan balance
$345,150
−
Closing Costs3.5% of sale price
$12,915
−
Realtor Commission6% of sale price
$22,140
=
Net Proceeds to You
−$11,205
Deal Summary
Net Proceeds at Closing
−$11,205
−
Cash to First Close
$37,152
−
Holding Costs (6 mo)
$21,858
−
Contingency Reserve
$2,500
=
NET PROFIT
−$72,715
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$267,093−$69,907
15%$264,884−$72,116
20% ←$262,707−$74,293
25%$260,560−$76,440
30%$258,444−$78,556
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
0.744x
DSCR
Cash to Close
$119,838
single close · no bridge
Monthly Cash Flow
−$463/mo
Cash-on-Cash Yr 1
-4.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$269,600
LTV (80% of ARV)
73.1%
Monthly P&I
$1,812/mo
Equity at Close
$67,400
Down Payment20.0% of $337,000 purchase
$67,400
+
Origination Fee1 pts on $269,600
$2,696
+
DSCR Closing Coststitle / appraisal / escrow
$5,392
+
Acquisition Closing5% of purchase
$16,850
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$119,838
Equity Position — Day 1 Post-Refi
Property Value
$369,000
−
DSCR Loan Balance
$269,600
=
Equity in Property
$99,400 (26.9%)
−
Capital Left in Deal
$119,838
=
Value Created
−$20,438
$99,400 equity on $119,838 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,407
−
Property Taxes
$468
−
Insurance
$302
−
Maintenance (6% rent)
$144
−
Management (6% rent)
$144
=
OpEx Subtotal
$1,059
=
Net Operating Income
$1,348
−
DSCR P&I
$1,812/mo
=
Net Cash Flow
−$463/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.744x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.932x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,933/mo+$526 needed
1.10x$3,139/mo+$732 needed
1.20x$3,345/mo+$938 needed
1.30x ←$3,551/mo+$1,144 needed
1.40x$3,757/mo+$1,350 needed