6426 Pirtlewood Cir, Houston, TX 77088
3bd / 2.5ba · 3,312 sqft · built 1972 · Single Family (SFR)Analyzed Oct 25, 2026MX Group Partner$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
40.6%
Flip ROI
Cash to First Close
$24,060
what you bring day 1
Net Profit
$16,909
Max Bid @ 20%
$223,416
$16,909 profit ÷ $41,611 total invested = 40.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$220,220
Purchase (95% LTV)
$204,820
Rehab (100%)
$15,400
Loan-to-ARV
71.5%
Monthly Interest
$1,833/mo
Down Payment5% of $215,600 purchase
$10,780+
Origination Fee1 pts on $220,220 loan
$2,500+
Closing Costs5% of purchase
$10,780=
Cash to First Close
$24,060Holding Period — 6 Months
HML Interest9.99% IO · $1,833/mo × 6$11,000
Property Taxes$640/mo × 6$3,838
Insurance$193/mo × 6$1,155
HOA$3/mo × 6$18
Total Holding Costs$16,011
Contingency Reserve10% of rehab — held, not at first close$1,540
Sale Event — Second Close
Sale Price (ARV)
$308,000−
HML Principal Payofffull IO loan balance
$220,220−
Closing Costs3.5% of sale price
$10,780−
Realtor Commission6% of sale price
$18,480=
Net Proceeds to You
$58,520Deal Summary
Net Proceeds at Closing
$58,520−
Cash to First Close
$24,060−
Holding Costs (6 mo)
$16,011−
Contingency Reserve
$1,540=
NET PROFIT
$16,909Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $227,190 | ✓ ok |
| 15% | $225,290 | ✓ ok |
| 20% ← | $223,416 | ✓ ok |
| 25% | $221,569 | ✓ ok |
| 30% | $219,747 | ✓ ok |
Scenario 2 — HM→DSCR
Hard money @ 9.99% IO → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
0.689x
DSCR
Monthly Cash Flow
−$482/mo
Cash-on-Cash Yr 1
-21.4%
$27,087 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$220,220
Purchase (95% LTV)
$204,820
Rehab (100%)
$15,400
Loan-to-ARV
71.5%
Monthly Interest
$1,833/mo
Down Payment5% of $215,600 purchase
$10,780+
Origination Fee1 pts on $220,220 loan
$2,500+
Closing Costs5% of purchase
$10,780=
Cash to First Close
$24,060Holding Period — 2 Months
HML Interest9.99% IO · $1,833/mo × 2$3,667
Property Taxes$640/mo × 2$1,279
Insurance$193/mo × 2$385
HOA$3/mo × 2$6
Total Holding Costs$5,337
Contingency Reserve10% of rehab — held, not at first close$1,540
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$231,000−
HML Principal Payofffull IO loan balance
$220,220−
Origination Fee1 pts on $231,000
$2,310−
Closing Coststitle / appraisal / escrow
$4,620=
Cash Back to You
+$3,850Deal Summary
Cash to First Close
$24,060+
Holding Costs (2 mo)
$5,337+
Contingency Reserve
$1,540−
Cash Back at Refi
−$3,850=
Capital Left in Deal
$27,087Equity Position — Day 1 Post-Refi
ARV
$308,000−
DSCR Loan Balance
$231,000=
Equity in Property
$77,000 (25.0%)−
Capital Left in Deal
$27,087=
Value Created
$49,913$77,000 equity on $27,087 deployed = 2.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,165−
Property Taxes
$640−
Insurance
$193−
Maintenance (6% rent)
$130−
Management (6% rent)
$130−
HOA
$3=
OpEx Subtotal
$1,095=
Net Operating Income
$1,070−
DSCR P&I
$1,552/mo=
Net Cash Flow
−$482/moDSCR Ratios — Cash-Out vs No Cash-Out vs DSCR=1.0
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$231,000
Monthly P&I$1,552/mo
Net Cash Flow−$482/mo
Cash Back at Refi+$3,850
DSCR
0.689x✗ Fail
Lender DSCR
0.907x✗ Fail
No Cash-Out
73.7% LTV — breakeven refi
Loan Amount$227,031
Monthly P&I$1,526/mo
Net Cash Flow−$456/mo
Cash Back at Refi+$0
DSCR
0.701x✗ Fail
Lender DSCR
0.917x✗ Fail
DSCR = 1.00x
51.7% LTV — still short $65,773
Loan Amount$159,224
Monthly P&I$1,070/mo
Net Cash Flow$0/mo
Cash Still Required−$65,773
DSCR
1.000x✗ Fail
Lender DSCR
1.136x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,713/mo | +$548 needed |
| 1.10x | $2,890/mo | +$725 needed |
| 1.20x | $3,066/mo | +$901 needed |
| 1.30x ← | $3,242/mo | +$1,077 needed |
| 1.40x | $3,419/mo | +$1,254 needed |
Scenario 3 — Cash→DSCR
All-cash purchase → DSCR refi · 75% ARV · 7.1% / 30yr
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 75% of ARV
0.689x
DSCR
Monthly Cash Flow
−$482/mo
Cash-on-Cash Yr 1
-27.7%
$20,920 left in deal
Acquisition Event — First Close
Purchase Price
$215,600+
Rehab Budget
$15,400+
Closing Costs5% of purchase
$10,780=
Total Cash to First Close
$241,780Holding Period — 2 Months
Property Taxes$640/mo × 2$1,279
Insurance$193/mo × 2$385
HOA$3/mo × 2$6
Total Holding Costs$1,670
Contingency Reserve10% of rehab — held, not at first close$1,540
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$231,000−
Origination Fee1 pts on $231,000
$2,310−
Closing Coststitle / appraisal / escrow
$4,620=
Net Cash Recovered
$224,070Deal Summary
Total Cash to First Close
$241,780+
Holding Costs (2 mo)
$1,670+
Contingency Reserve
$1,540−
Net Cash Recovered at Refi
$224,070=
Capital Left in Deal
$20,920Equity Position — Day 1 Post-Refi
ARV
$308,000−
DSCR Loan Balance
$231,000=
Equity in Property
$77,000 (25.0%)−
Capital Left in Deal
$20,920=
Value Created
$56,080$77,000 equity on $20,920 deployed = 3.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,165−
Property Taxes
$640−
Insurance
$193−
Maintenance (6% rent)
$130−
Management (6% rent)
$130−
HOA
$3=
OpEx Subtotal
$1,095=
Net Operating Income
$1,070−
DSCR P&I
$1,552/mo=
Net Cash Flow
−$482/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$231,000
Monthly P&I$1,552/mo
Net Cash Flow−$482/mo
Cash Still Required−$20,920
DSCR
0.689x✗ Fail
Lender DSCR
0.907x✗ Fail
No Cash-Out
75.0% LTV — capped short $20,920
Loan Amount$231,000
Monthly P&I$1,552/mo
Net Cash Flow−$482/mo
Cash Still Required−$20,920
DSCR
0.689x✗ Fail
Lender DSCR
0.907x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $2,713/mo | +$548 needed |
| 1.10x | $2,890/mo | +$725 needed |
| 1.20x | $3,066/mo | +$901 needed |
| 1.30x ← | $3,242/mo | +$1,077 needed |
| 1.40x | $3,419/mo | +$1,254 needed |