7819 Martin Wood Ln, Houston, TX 77086
Houston, 77086
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Listing Agent
Larry Donnel Durham
(713) 785-7070donnellsellshomes@yahoo.com
MMX Group/7819 Martin Wood Ln, Houston, TX 77086
Flip-92.3%✗
HM→DSCR0.914x✗
Cash→DSCR0.914x✗
New Deal

7819 Martin Wood Ln, Houston, TX 77086

3bd / 2ba · 1,498 sqft · built 1973 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.966x
FAIL
NOI ÷ debt service
Lender DSCR
1.111x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$36/mo
FAIL
post all expenses · day 1
Cash to Close
$66,743
80% LTV · single close
Value Generated
$14,175
ARV − purchase − rehab
Starting Equity %
29.1%
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
-92.3%
Flip ROI
Cash to First Close
$22,363
what you bring day 1
Net Profit
−$33,851
Max Bid @ 20%
$163,159
−$33,851 profit  ÷  $36,677 total invested  =  -92.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$199,894
Purchase (95% LTV)
$188,694
Rehab (100%)
$11,200
Loan-to-ARV
89.2%
Monthly Interest
$1,664/mo
Down Payment5% of $198,625 purchase
$9,931
+
Origination Fee1 pts on $199,894 loan
$2,500
+
Closing Costs5% of purchase
$9,931
=
Cash to First Close
$22,363
Holding Period — 6 Months
HML Interest9.99% IO · $1,664/mo × 6$9,985
Property Taxes$360/mo × 6$2,161
Insurance$175/mo × 6$1,049
Total Holding Costs$13,195
Contingency Reserve10% of rehab — held, not at first close$1,120
Sale Event — Second Close
Sale Price (ARV)
$224,000
−
HML Principal Payofffull IO loan balance
$199,894
−
Closing Costs3.5% of sale price
$7,840
−
Realtor Commission6% of sale price
$13,440
=
Net Proceeds to You
$2,826
Deal Summary
Net Proceeds at Closing
$2,826
−
Cash to First Close
$22,363
−
Holding Costs (6 mo)
$13,195
−
Contingency Reserve
$1,120
=
NET PROFIT
−$33,851
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$165,857−$32,768
15%$164,498−$34,127
20% ←$163,159−$35,466
25%$161,839−$36,786
30%$160,537−$38,088
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
0.966x
DSCR
Cash to Close
$66,743
single close · no bridge
Monthly Cash Flow
−$36/mo
Cash-on-Cash Yr 1
-0.7%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$158,900
LTV (80% of ARV)
70.9%
Monthly P&I
$1,068/mo
Equity at Close
$39,725
Down Payment20.0% of $198,625 purchase
$39,725
+
Origination Fee1 pts on $158,900
$1,589
+
DSCR Closing Coststitle / appraisal / escrow
$3,178
+
Acquisition Closing5% of purchase
$9,931
+
Rehab Budgetcash, not financed by DSCR loan
$11,200
Contingency Reserve10% of rehab$1,120
=
Total Cash to Close
$66,743
Equity Position — Day 1 Post-Refi
Property Value
$224,000
−
DSCR Loan Balance
$158,900
=
Equity in Property
$65,100 (29.1%)
−
Capital Left in Deal
$66,743
=
Value Created
−$1,643
$65,100 equity on $66,743 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,780
−
Property Taxes
$360
−
Insurance
$175
−
Maintenance (6% rent)
$107
−
Management (6% rent)
$107
=
OpEx Subtotal
$749
=
Net Operating Income
$1,031
−
DSCR P&I
$1,068/mo
=
Net Cash Flow
−$36/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.966x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.111x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,821/mo+$41 needed
1.10x$1,943/mo+$163 needed
1.20x$2,064/mo+$284 needed
1.30x ←$2,185/mo+$405 needed
1.40x$2,307/mo+$527 needed