6235 Leaf Arbor Dr, Houston, TX 77092
Houston, 77092
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Listing Agent
Robert Wells, Ii
(281) 693-5700rwells@starcrestrealty.com
MMX Group/6235 Leaf Arbor Dr, Houston, TX 77092
Flip179.2%✓
HM→DSCR0.663x✗
Cash→DSCR0.663x✗
New Deal

6235 Leaf Arbor Dr, Houston, TX 77092

3bd / 2ba · 1,443 sqft · built 1974 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.085x
FAIL
NOI ÷ debt service
Lender DSCR
1.195x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$92/mo
PASS
post all expenses · day 1
Cash to Close
$73,995
80% LTV · single close
Value Generated
$131,550
ARV − purchase − rehab
Starting Equity %
54.2%
ARV − DSCR loan ÷ ARV, day 1
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
179.2%
Flip ROI
Cash to First Close
$22,500
what you bring day 1
Net Profit
$69,576
Max Bid @ 20%
$254,461
$69,576 profit  ÷  $38,819 total invested  =  179.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$207,450
Purchase (95% LTV)
$190,000
Rehab (100%)
$17,450
Loan-to-ARV
59.4%
Monthly Interest
$1,727/mo
Down Payment5% of $200,000 purchase
$10,000
+
Origination Fee1 pts on $207,450 loan
$2,500
+
Closing Costs5% of purchase
$10,000
=
Cash to First Close
$22,500
Holding Period — 6 Months
HML Interest9.99% IO · $1,727/mo × 6$10,362
Property Taxes$521/mo × 6$3,125
Insurance$181/mo × 6$1,087
Total Holding Costs$14,574
Contingency Reserve10% of rehab — held, not at first close$1,745
Sale Event — Second Close
Sale Price (ARV)
$349,000
−
HML Principal Payofffull IO loan balance
$207,450
−
Closing Costs3.5% of sale price
$12,215
−
Realtor Commission6% of sale price
$20,940
=
Net Proceeds to You
$108,395
Deal Summary
Net Proceeds at Closing
$108,395
−
Cash to First Close
$22,500
−
Holding Costs (6 mo)
$14,574
−
Contingency Reserve
$1,745
=
NET PROFIT
$69,576
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$258,646✓ ok
15%$256,539✓ ok
20% ←$254,461✓ ok
25%$252,413✓ ok
30%$250,393✓ ok
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
1.085x
DSCR
Cash to Close
$73,995
single close · no bridge
Monthly Cash Flow
$92/mo
Cash-on-Cash Yr 1
1.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$160,000
LTV (80% of ARV)
45.8%
Monthly P&I
$1,075/mo
Equity at Close
$40,000
Down Payment20.0% of $200,000 purchase
$40,000
+
Origination Fee1 pts on $160,000
$1,600
+
DSCR Closing Coststitle / appraisal / escrow
$3,200
+
Acquisition Closing5% of purchase
$10,000
+
Rehab Budgetcash, not financed by DSCR loan
$17,450
Contingency Reserve10% of rehab$1,745
=
Total Cash to Close
$73,995
Equity Position — Day 1 Post-Refi
Property Value
$349,000
−
DSCR Loan Balance
$160,000
=
Equity in Property
$189,000 (54.2%)
−
Capital Left in Deal
$73,995
=
Value Created
$115,005
$189,000 equity on $73,995 deployed = 2.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,124
−
Property Taxes
$521
−
Insurance
$181
−
Maintenance (6% rent)
$127
−
Management (6% rent)
$127
=
OpEx Subtotal
$957
=
Net Operating Income
$1,167
−
DSCR P&I
$1,075/mo
=
Net Cash Flow
$92/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.085x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.195x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,020/mo✓ met
1.10x$2,142/mo+$18 needed
1.20x$2,264/mo+$140 needed
1.30x ←$2,386/mo+$262 needed
1.40x$2,508/mo+$384 needed
6235 Leaf Arbor Dr, Houston, TX 77092 — MX Analyzer