805 Ringold St, Houston, TX 77088
1bd / 1ba · 763 sqft · built 1999 · Single Family (SFR)Analyzed Oct 25, 2026MX Group Partner$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
11.4%
Flip ROI
Cash to First Close
$14,540
what you bring day 1
Net Profit
$2,637
Max Bid @ 20%
$119,985
$2,637 profit ÷ $23,203 total invested = 11.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$122,580
Purchase (95% LTV)
$114,380
Rehab (100%)
$8,200
Loan-to-ARV
74.7%
Monthly Interest
$1,020/mo
Down Payment5% of $120,400 purchase
$6,020+
Origination Fee1 pts on $122,580 loan
$2,500+
Closing Costs5% of purchase
$6,020=
Cash to First Close
$14,540Holding Period — 6 Months
HML Interest9.99% IO · $1,020/mo × 6$6,123
Property Taxes$180/mo × 6$1,077
Insurance$107/mo × 6$643
Total Holding Costs$7,843
Contingency Reserve10% of rehab — held, not at first close$820
Sale Event — Second Close
Sale Price (ARV)
$164,000−
HML Principal Payofffull IO loan balance
$122,580−
Closing Costs3.5% of sale price
$5,740−
Realtor Commission6% of sale price
$9,840=
Net Proceeds to You
$25,840Deal Summary
Net Proceeds at Closing
$25,840−
Cash to First Close
$14,540−
Holding Costs (6 mo)
$7,843−
Contingency Reserve
$820=
NET PROFIT
$2,637Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $121,923 | ✓ ok |
| 15% | $120,947 | ✓ ok |
| 20% ← | $119,985 | −$415 |
| 25% | $119,037 | −$1,363 |
| 30% | $118,102 | −$2,298 |
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
1.041x
DSCR
Monthly Cash Flow
$34/mo
Cash-on-Cash Yr 1
1.9%
$21,244 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$122,580
Purchase (95% LTV)
$114,380
Rehab (100%)
$8,200
Loan-to-ARV
74.7%
Monthly Interest
$1,020/mo
Down Payment5% of $120,400 purchase
$6,020+
Origination Fee1 pts on $122,580 loan
$2,500+
Closing Costs5% of purchase
$6,020=
Cash to First Close
$14,540Holding Period — 2 Months
HML Interest9.99% IO · $1,020/mo × 2$2,041
Property Taxes$180/mo × 2$359
Insurance$107/mo × 2$214
Total Holding Costs$2,614
Contingency Reserve10% of rehab — held, not at first close$820
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$123,000−
HML Principal Payofffull IO loan balance
$122,580−
Origination Fee1 pts on $123,000
$1,230−
Closing Coststitle / appraisal / escrow
$2,460=
Cash to Bring to Close
−$3,270Deal Summary
Cash to First Close
$14,540+
Holding Costs (2 mo)
$2,614+
Contingency Reserve
$820−
Cash to Bring at Refi
+$3,270=
Capital Left in Deal
$21,244Equity Position — Day 1 Post-Refi
ARV
$164,000−
DSCR Loan Balance
$123,000=
Equity in Property
$41,000 (25.0%)−
Capital Left in Deal
$21,244=
Value Created
$19,756$41,000 equity on $21,244 deployed = 1.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,304−
Property Taxes
$180−
Insurance
$107−
Maintenance (6% rent)
$78−
Management (6% rent)
$78=
OpEx Subtotal
$443=
Net Operating Income
$861−
DSCR P&I
$827/mo=
Net Cash Flow
$34/moDSCR Ratios — Cash-Out vs No Cash-Out vs DSCR=1.0
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$123,000
Monthly P&I$827/mo
Net Cash Flow$34/mo
Cash Still Required−$3,270
DSCR
1.041x✗ Fail
Lender DSCR
1.171x✓ Pass
No Cash-Out
75.0% LTV — capped short $3,270
Loan Amount$123,000
Monthly P&I$827/mo
Net Cash Flow$34/mo
Cash Still Required−$3,270
DSCR
1.041x✗ Fail
Lender DSCR
1.171x✓ Pass
DSCR = 1.00x
Not DSCR-constrained — the 75% ARV cash-out loan already clears 1.041xx.
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,265/mo | ✓ met |
| 1.10x | $1,359/mo | +$55 needed |
| 1.20x | $1,453/mo | +$149 needed |
| 1.30x ← | $1,547/mo | +$243 needed |
| 1.40x | $1,641/mo | +$337 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
1.041x
DSCR
Monthly Cash Flow
$34/mo
Cash-on-Cash Yr 1
2.5%
$16,703 left in deal
Acquisition Event — First Close
Purchase Price
$120,400+
Rehab Budget
$8,200+
Closing Costs5% of purchase
$6,020=
Total Cash to First Close
$134,620Holding Period — 2 Months
Property Taxes$180/mo × 2$359
Insurance$107/mo × 2$214
Total Holding Costs$573
Contingency Reserve10% of rehab — held, not at first close$820
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$123,000−
Origination Fee1 pts on $123,000
$1,230−
Closing Coststitle / appraisal / escrow
$2,460=
Net Cash Recovered
$119,310Deal Summary
Total Cash to First Close
$134,620+
Holding Costs (2 mo)
$573+
Contingency Reserve
$820−
Net Cash Recovered at Refi
$119,310=
Capital Left in Deal
$16,703Equity Position — Day 1 Post-Refi
ARV
$164,000−
DSCR Loan Balance
$123,000=
Equity in Property
$41,000 (25.0%)−
Capital Left in Deal
$16,703=
Value Created
$24,297$41,000 equity on $16,703 deployed = 2.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,304−
Property Taxes
$180−
Insurance
$107−
Maintenance (6% rent)
$78−
Management (6% rent)
$78=
OpEx Subtotal
$443=
Net Operating Income
$861−
DSCR P&I
$827/mo=
Net Cash Flow
$34/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$123,000
Monthly P&I$827/mo
Net Cash Flow$34/mo
Cash Still Required−$16,703
DSCR
1.041x✗ Fail
Lender DSCR
1.171x✓ Pass
No Cash-Out
75.0% LTV — capped short $16,703
Loan Amount$123,000
Monthly P&I$827/mo
Net Cash Flow$34/mo
Cash Still Required−$16,703
DSCR
1.041x✗ Fail
Lender DSCR
1.171x✓ Pass
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $1,265/mo | ✓ met |
| 1.10x | $1,359/mo | +$55 needed |
| 1.20x | $1,453/mo | +$149 needed |
| 1.30x ← | $1,547/mo | +$243 needed |
| 1.40x | $1,641/mo | +$337 needed |