6614 Pine Tree Spgs, Houston, TX 77049
Houston, 77049
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Listing Agent
Deniz Espinoza
(832) 996-6221yanezrealtor@gmail.com
MMX Group/6614 Pine Tree Spgs, Houston, TX 77049
Flip-140.9%✗
HM→DSCR0.773x✗
Cash→DSCR0.773x✗
New Deal

6614 Pine Tree Spgs, Houston, TX 77049

4bd / 2ba · 1,845 sqft · built 2013 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.741x
FAIL
NOI ÷ debt service
Lender DSCR
0.954x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$313/mo
FAIL
post all expenses · day 1
Cash to Close
$74,300
80% LTV · single close
Value Generated
$6,500
ARV − purchase − rehab
Starting Equity %
21.7%
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
-140.9%
Flip ROI
Cash to First Close
$25,000
what you bring day 1
Net Profit
−$58,950
Max Bid @ 20%
$166,431
−$58,950 profit  ÷  $41,850 total invested  =  -140.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$225,250
Purchase (95% LTV)
$213,750
Rehab (100%)
$11,500
Loan-to-ARV
97.9%
Monthly Interest
$1,875/mo
Down Payment5% of $225,000 purchase
$11,250
+
Origination Fee1 pts on $225,250 loan
$2,500
+
Closing Costs5% of purchase
$11,250
=
Cash to First Close
$25,000
Holding Period — 6 Months
HML Interest9.99% IO · $1,875/mo × 6$11,251
Property Taxes$544/mo × 6$3,266
Insurance$197/mo × 6$1,183
Total Holding Costs$15,700
Contingency Reserve10% of rehab — held, not at first close$1,150
Sale Event — Second Close
Sale Price (ARV)
$230,000
−
HML Principal Payofffull IO loan balance
$225,250
−
Closing Costs3.5% of sale price
$8,050
−
Realtor Commission6% of sale price
$13,800
=
Net Proceeds to You
−$17,100
Deal Summary
Net Proceeds at Closing
−$17,100
−
Cash to First Close
$25,000
−
Holding Costs (6 mo)
$15,700
−
Contingency Reserve
$1,150
=
NET PROFIT
−$58,950
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$169,278−$55,722
15%$167,845−$57,155
20% ←$166,431−$58,569
25%$165,038−$59,962
30%$163,664−$61,336
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
0.741x
DSCR
Cash to Close
$74,300
single close · no bridge
Monthly Cash Flow
−$313/mo
Cash-on-Cash Yr 1
-5.1%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$180,000
LTV (80% of ARV)
78.3%
Monthly P&I
$1,210/mo
Equity at Close
$45,000
Down Payment20.0% of $225,000 purchase
$45,000
+
Origination Fee1 pts on $180,000
$1,800
+
DSCR Closing Coststitle / appraisal / escrow
$3,600
+
Acquisition Closing5% of purchase
$11,250
+
Rehab Budgetcash, not financed by DSCR loan
$11,500
Contingency Reserve10% of rehab$1,150
=
Total Cash to Close
$74,300
Equity Position — Day 1 Post-Refi
Property Value
$230,000
−
DSCR Loan Balance
$180,000
=
Equity in Property
$50,000 (21.7%)
−
Capital Left in Deal
$74,300
=
Value Created
−$24,300
$50,000 equity on $74,300 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,861
−
Property Taxes
$544
−
Insurance
$197
−
Maintenance (6% rent)
$112
−
Management (6% rent)
$112
=
OpEx Subtotal
$965
=
Net Operating Income
$896
−
DSCR P&I
$1,210/mo
=
Net Cash Flow
−$313/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.741x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.954x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,217/mo+$356 needed
1.10x$2,355/mo+$494 needed
1.20x$2,492/mo+$631 needed
1.30x ←$2,630/mo+$769 needed
1.40x$2,767/mo+$906 needed