5507 Braesvalley Dr, Houston, TX 77096
Houston, 77096
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Listing Agent
Katelynn Romine
(210) 730-0187katelynn@searcherscapital.com
MMX Group/5507 Braesvalley Dr, Houston, TX 77096
Flip-119.4%✗
HM→DSCR0.687x✗
Cash→DSCR0.687x✗
New Deal

5507 Braesvalley Dr, Houston, TX 77096

3bd / 2ba · 1,900 sqft · built 1963 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.689x
FAIL
NOI ÷ debt service
Lender DSCR
0.899x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$551/mo
FAIL
post all expenses · day 1
Cash to Close
$109,808
80% LTV · single close
Value Generated
$5,450
ARV − purchase − rehab
Starting Equity %
25.2%
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
-119.4%
Flip ROI
Cash to First Close
$36,301
what you bring day 1
Net Profit
−$71,368
Max Bid @ 20%
$257,086
−$71,368 profit  ÷  $59,778 total invested  =  -119.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$331,055
Purchase (95% LTV)
$313,405
Rehab (100%)
$17,650
Loan-to-ARV
93.8%
Monthly Interest
$2,756/mo
Down Payment5% of $329,900 purchase
$16,495
+
Origination Fee1 pts on $331,055 loan
$3,311
+
Closing Costs5% of purchase
$16,495
=
Cash to First Close
$36,301
Holding Period — 6 Months
HML Interest9.99% IO · $2,756/mo × 6$16,536
Property Taxes$573/mo × 6$3,439
Insurance$290/mo × 6$1,738
Total Holding Costs$21,713
Contingency Reserve10% of rehab — held, not at first close$1,765
Sale Event — Second Close
Sale Price (ARV)
$353,000
−
HML Principal Payofffull IO loan balance
$331,055
−
Closing Costs3.5% of sale price
$12,355
−
Realtor Commission6% of sale price
$21,180
=
Net Proceeds to You
−$11,590
Deal Summary
Net Proceeds at Closing
−$11,590
−
Cash to First Close
$36,301
−
Holding Costs (6 mo)
$21,713
−
Contingency Reserve
$1,765
=
NET PROFIT
−$71,368
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$261,340−$68,560
15%$259,198−$70,702
20% ←$257,086−$72,814
25%$255,004−$74,896
30%$252,951−$76,949
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
0.689x
DSCR
Cash to Close
$109,808
single close · no bridge
Monthly Cash Flow
−$551/mo
Cash-on-Cash Yr 1
-6.0%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$263,920
LTV (80% of ARV)
74.8%
Monthly P&I
$1,774/mo
Equity at Close
$65,980
Down Payment20.0% of $329,900 purchase
$65,980
+
Origination Fee1 pts on $263,920
$2,639
+
DSCR Closing Coststitle / appraisal / escrow
$5,278
+
Acquisition Closing5% of purchase
$16,495
+
Rehab Budgetcash, not financed by DSCR loan
$17,650
Contingency Reserve10% of rehab$1,765
=
Total Cash to Close
$109,808
Equity Position — Day 1 Post-Refi
Property Value
$353,000
−
DSCR Loan Balance
$263,920
=
Equity in Property
$89,080 (25.2%)
−
Capital Left in Deal
$109,808
=
Value Created
−$20,728
$89,080 equity on $109,808 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,370
−
Property Taxes
$573
−
Insurance
$290
−
Maintenance (6% rent)
$142
−
Management (6% rent)
$142
=
OpEx Subtotal
$1,147
=
Net Operating Income
$1,223
−
DSCR P&I
$1,774/mo
=
Net Cash Flow
−$551/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.689x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.899x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,996/mo+$626 needed
1.10x$3,197/mo+$827 needed
1.20x$3,399/mo+$1,029 needed
1.30x ←$3,601/mo+$1,231 needed
1.40x$3,802/mo+$1,432 needed