5906 Painted Trail Dr, Houston, TX 77084
Houston, 77084
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Listing Agent
Claudia Gilbert
(713) 289-0263sellingyouhomesnow@gmail.com
MMX Group/5906 Painted Trail Dr, Houston, TX 77084
Flip-193.8%✗
HM→DSCR0.679x✗
Cash→DSCR0.679x✗
New Deal

5906 Painted Trail Dr, Houston, TX 77084

4bd / 2.5ba · 2,515 sqft · built 2001 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.636x
FAIL
NOI ÷ debt service
Lender DSCR
0.868x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$659/mo
FAIL
post all expenses · day 1
Cash to Close
$144,473
80% LTV · single close
Value Generated
$48,850
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
-193.8%
Flip ROI
Cash to First Close
$40,574
what you bring day 1
Net Profit
−$128,923
Max Bid @ 20%
$244,715
−$128,923 profit  ÷  $66,508 total invested  =  -193.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$367,400
Purchase (95% LTV)
$350,550
Rehab (100%)
$16,850
Loan-to-ARV
109.0%
Monthly Interest
$3,059/mo
Down Payment5% of $369,000 purchase
$18,450
+
Origination Fee1 pts on $367,400 loan
$3,674
+
Closing Costs5% of purchase
$18,450
=
Cash to First Close
$40,574
Holding Period — 6 Months
HML Interest9.99% IO · $3,059/mo × 6$18,352
Property Taxes$661/mo × 6$3,968
Insurance$322/mo × 6$1,929
Total Holding Costs$24,249
Contingency Reserve10% of rehab — held, not at first close$1,685
Sale Event — Second Close
Sale Price (ARV)
$337,000
−
HML Principal Payofffull IO loan balance
$367,400
−
Closing Costs3.5% of sale price
$11,795
−
Realtor Commission6% of sale price
$20,220
=
Net Proceeds to You
−$62,415
Deal Summary
Net Proceeds at Closing
−$62,415
−
Cash to First Close
$40,574
−
Holding Costs (6 mo)
$24,249
−
Contingency Reserve
$1,685
=
NET PROFIT
−$128,923
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$248,826−$120,174
15%$246,756−$122,244
20% ←$244,715−$124,285
25%$242,703−$126,297
30%$240,719−$128,281
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
0.636x
DSCR
Cash to Close
$144,473
single close · no bridge
Monthly Cash Flow
−$659/mo
Cash-on-Cash Yr 1
-5.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$269,600
LTV (80% of ARV)
80.0%
Monthly P&I
$1,812/mo
Equity at Close
$67,400
Down Payment26.9% of $369,000 purchase
$99,400
+
Origination Fee1 pts on $269,600
$2,696
+
DSCR Closing Coststitle / appraisal / escrow
$5,392
+
Acquisition Closing5% of purchase
$18,450
+
Rehab Budgetcash, not financed by DSCR loan
$16,850
Contingency Reserve10% of rehab$1,685
=
Total Cash to Close
$144,473
Equity Position — Day 1 Post-Refi
Property Value
$337,000
−
DSCR Loan Balance
$269,600
=
Equity in Property
$67,400 (20.0%)
−
Capital Left in Deal
$144,473
=
Value Created
−$77,073
$67,400 equity on $144,473 deployed = 0.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,427
−
Property Taxes
$661
−
Insurance
$322
−
Maintenance (6% rent)
$146
−
Management (6% rent)
$146
=
OpEx Subtotal
$1,274
=
Net Operating Income
$1,153
−
DSCR P&I
$1,812/mo
=
Net Cash Flow
−$659/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.636x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.868x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,176/mo+$749 needed
1.10x$3,382/mo+$955 needed
1.20x$3,588/mo+$1,161 needed
1.30x ←$3,793/mo+$1,366 needed
1.40x$3,999/mo+$1,572 needed