5819 Forest Trails Dr, Houston, TX 77084
Houston, 77084
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Listing Agent
Royce Isaac, Abr
(281) 830-6378royce@rollsroyceluxuryliving.com
MMX Group/5819 Forest Trails Dr, Houston, TX 77084
Flip-153.6%✗
HM→DSCR0.789x✗
Cash→DSCR0.789x✗
New Deal

5819 Forest Trails Dr, Houston, TX 77084

3bd / 2ba · 1,627 sqft · built 1995 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.774x
FAIL
NOI ÷ debt service
Lender DSCR
0.952x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$315/mo
FAIL
post all expenses · day 1
Cash to Close
$98,713
80% LTV · single close
Value Generated
$12,900
ARV − purchase − rehab
Starting Equity %
23.6%
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
-153.6%
Flip ROI
Cash to First Close
$28,709
what you bring day 1
Net Profit
−$73,817
Max Bid @ 20%
$186,992
−$73,817 profit  ÷  $48,072 total invested  =  -153.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$271,905
Purchase (95% LTV)
$246,905
Rehab (100%)
$25,000
Loan-to-ARV
100.0%
Monthly Interest
$2,264/mo
Down Payment5% of $259,900 purchase
$12,995
+
Origination Fee1 pts on $271,905 loan
$2,719
+
Closing Costs5% of purchase
$12,995
=
Cash to First Close
$28,709
Holding Period — 6 Months
HML Interest9.99% IO · $2,264/mo × 6$13,582
Property Taxes$310/mo × 6$1,857
Insurance$237/mo × 6$1,425
Total Holding Costs$16,863
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$272,000
−
HML Principal Payofffull IO loan balance
$271,905
−
Closing Costs3.5% of sale price
$9,520
−
Realtor Commission6% of sale price
$16,320
=
Net Proceeds to You
−$25,745
Deal Summary
Net Proceeds at Closing
−$25,745
−
Cash to First Close
$28,709
−
Holding Costs (6 mo)
$16,863
−
Contingency Reserve
$2,500
=
NET PROFIT
−$73,817
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$190,207−$69,693
15%$188,588−$71,312
20% ←$186,992−$72,908
25%$185,419−$74,481
30%$183,867−$76,033
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
0.774x
DSCR
Cash to Close
$98,713
single close · no bridge
Monthly Cash Flow
−$315/mo
Cash-on-Cash Yr 1
-3.8%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$207,920
LTV (80% of ARV)
76.4%
Monthly P&I
$1,397/mo
Equity at Close
$51,980
Down Payment20.0% of $259,900 purchase
$51,980
+
Origination Fee1 pts on $207,920
$2,079
+
DSCR Closing Coststitle / appraisal / escrow
$4,158
+
Acquisition Closing5% of purchase
$12,995
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$98,713
Equity Position — Day 1 Post-Refi
Property Value
$272,000
−
DSCR Loan Balance
$207,920
=
Equity in Property
$64,080 (23.6%)
−
Capital Left in Deal
$98,713
=
Value Created
−$34,633
$64,080 equity on $98,713 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,851
−
Property Taxes
$310
−
Insurance
$237
−
Maintenance (6% rent)
$111
−
Management (6% rent)
$111
=
OpEx Subtotal
$769
=
Net Operating Income
$1,082
−
DSCR P&I
$1,397/mo
=
Net Cash Flow
−$315/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.774x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.952x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,209/mo+$358 needed
1.10x$2,368/mo+$517 needed
1.20x$2,527/mo+$676 needed
1.30x ←$2,686/mo+$835 needed
1.40x$2,844/mo+$993 needed