Fair
Deal attractiveness
40/100
Your would be 5.0%. That’s a modest return. 4% to 6% is normal for low-risk homes in the priciest markets, but long-term rentals usually aim for 8% to 12%.
DSCR Snapshot
33102 Greenfield Forest Dr Magnolia, TX 77354
This is an estimate, not a loan approval.
At a glance
Your numbers: $238,000 price · 25% down · $2,600 a month rent · 7.04% rate · 8% vacancy · $10,000 renovation in cash Change the numbers
Rent coverage ()
1.42
1.25 or more gets lenders’ best pricing
Monthly cash flow
$322
$3,866 a year
$76,640
25% down, closing costs and renovation
5.04%
A year, on the cash you bring
Trade-offs: getting this price would be hard. With your other settings, no price works on all three. See your maximum offer
Three scores, out of 100
Good terms likely
Loan health
86/100
Most lenders would likely make this loan, on good terms.
Why this score
How good the loan terms would likely be, and how many lenders would make this loan:
- Rent coverage
- 1.42× strong
- Credit score
- 720 strong
- Down payment The loan is 75% of your price.
- 25% strong
- Lenders likely to say yes
- most
Hard
Negotiation difficulty
68/100
Your price is 32% under the estimated home value. Getting a seller to agree would be hard, unless the home needs major work.
At your price, the rent already covers the payment 1.2 times.
Why this score
The owner hasn’t listed it. Owners who aren’t selling usually want at least full value.
Data quality:
Fair Before you rely on these numbers
Our take
At the starting numbers, this home is a possible fit for a DSCR loan, with trade-offs. You would clear $322 a month after vacancy and reserves, so the return on your cash is middling. Most lenders would make the loan on good terms because the rent covers the payment 1.42 times. Getting this price would be hard.
At your price, the rent already covers the payment 1.2 times. The seller's tax bill of $3,558 (2025) is lower than an investor's estimated $5,159 a year because exemptions and caps do not transfer. Before you make an offer, get a real landlord insurance quote and a lender term sheet to firm up these estimates.
Written by an AI model from the report’s starting numbers, then checked against them.
The rent covers the loan on typical terms.
Get your maximum offer and the path that fits, in about a minute.
Your assumptions
The line: Works on all threeTrade-offsDeal-breaker Your setting Lender lines Shaded: a range named on the chart
At this rent, a price of about $301,271 gets the rent to cover the payment 1.2 times. Taxes would stay at the county’s value, which is higher.
Show as a table
| Price | DSCR | Payment/mo | Cash flow/mo | Fit |
|---|---|---|---|---|
| $141,000 | 1.91 | $1,359 | $794 | Deal-breaker (negotiation difficulty) |
| $150,875 | 1.84 | $1,409 | $743 | Deal-breaker (negotiation difficulty) |
| $160,750 | 1.78 | $1,460 | $693 | Deal-breaker (negotiation difficulty) |
| $170,625 | 1.73 | $1,502 | $651 | Deal-breaker (negotiation difficulty) |
| $180,500 | 1.67 | $1,552 | $601 | Deal-breaker (negotiation difficulty) |
| $190,375 | 1.62 | $1,602 | $551 | Deal-breaker (negotiation difficulty) |
| $200,250 | 1.58 | $1,642 | $511 | Trade-offs (negotiation difficulty) |
| $210,125 | 1.53 | $1,691 | $462 | Trade-offs (negotiation difficulty) |
| $220,000 | 1.49 | $1,740 | $412 | Trade-offs (negotiation difficulty) |
| $229,875 | 1.45 | $1,790 | $363 | Trade-offs (negotiation difficulty) |
| $239,750 | 1.41 | $1,839 | $313 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $249,625 | 1.37 | $1,889 | $264 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $259,500 | 1.34 | $1,938 | $214 | Trade-offs (deal attractiveness) |
| $269,375 | 1.30 | $1,988 | $165 | Trade-offs (deal attractiveness) |
| $279,250 | 1.27 | $2,037 | $116 | Trade-offs (deal attractiveness) |
| $289,125 | 1.23 | $2,105 | $48 | Trade-offs (deal attractiveness) |
| $299,000 | 1.20 | $2,155 | −$2 | Deal-breaker (deal attractiveness) |
| $308,875 | 1.17 | $2,205 | −$52 | Deal-breaker (deal attractiveness) |
| $318,750 | 1.15 | $2,255 | −$103 | Deal-breaker (deal attractiveness) |
| $328,625 | 1.12 | $2,305 | −$153 | Deal-breaker (deal attractiveness) |
| $338,500 | 1.07 | $2,411 | −$258 | Deal-breaker (deal attractiveness) |
| $348,375 | 1.05 | $2,475 | −$322 | Deal-breaker (deal attractiveness) |
| $358,250 | 1.02 | $2,539 | −$386 | Deal-breaker (deal attractiveness) |
| $368,125 | 0.96 | $2,698 | −$546 | Deal-breaker (deal attractiveness) |
| $378,000 | 0.94 | $2,765 | −$612 | Deal-breaker (deal attractiveness) |
| $387,875 | 0.91 | $2,832 | −$679 | Deal-breaker (deal attractiveness) |
| $397,750 | 0.89 | $2,899 | −$746 | Deal-breaker (deal attractiveness) |
| $407,625 | 0.87 | $2,966 | −$813 | Deal-breaker (deal attractiveness) |
| $417,500 | 0.85 | $3,032 | −$880 | Deal-breaker (deal attractiveness) |
| $427,375 | 0.83 | $3,099 | −$946 | Deal-breaker (deal attractiveness) |
| $437,250 | 0.82 | $3,166 | −$1,013 | Deal-breaker (deal attractiveness) |
| $447,125 | 0.80 | $3,233 | −$1,080 | Deal-breaker (deal attractiveness) |
| $457,000 | 0.78 | $3,300 | −$1,147 | Deal-breaker (deal attractiveness) |
Show as a table
| Down payment | Cash to close | Cash flow/mo | DSCR | Fit |
|---|---|---|---|---|
| 15% | $52,840 | $129 | 1.28 | Deal-breaker (loan health) |
| 16% | $55,220 | $145 | 1.29 | Deal-breaker (loan health) |
| 17% | $57,600 | $162 | 1.30 | Deal-breaker (loan health) |
| 18% | $59,980 | $178 | 1.31 | Deal-breaker (loan health) |
| 19% | $62,360 | $194 | 1.32 | Deal-breaker (loan health) |
| 20% | $64,740 | $210 | 1.33 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 21% | $67,120 | $227 | 1.34 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 22% | $69,500 | $243 | 1.36 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 23% | $71,880 | $259 | 1.37 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 24% | $74,260 | $276 | 1.38 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 25% | $76,640 | $322 | 1.42 | Trade-offs (negotiation difficulty) |
| 26% | $79,020 | $338 | 1.43 | Trade-offs (negotiation difficulty) |
| 27% | $81,400 | $354 | 1.44 | Trade-offs (negotiation difficulty) |
| 28% | $83,780 | $370 | 1.45 | Trade-offs (negotiation difficulty) |
| 29% | $86,160 | $386 | 1.47 | Trade-offs (negotiation difficulty) |
| 30% | $88,540 | $416 | 1.49 | Trade-offs (negotiation difficulty) |
| 31% | $90,920 | $431 | 1.51 | Trade-offs (negotiation difficulty) |
| 32% | $93,300 | $447 | 1.52 | Trade-offs (negotiation difficulty) |
| 33% | $95,680 | $463 | 1.53 | Trade-offs (negotiation difficulty) |
| 34% | $98,060 | $478 | 1.55 | Trade-offs (negotiation difficulty) |
| 35% | $100,440 | $507 | 1.57 | Trade-offs (negotiation difficulty) |
| 36% | $102,820 | $523 | 1.59 | Trade-offs (negotiation difficulty) |
| 37% | $105,200 | $528 | 1.60 | Trade-offs (negotiation difficulty) |
| 38% | $107,580 | $544 | 1.61 | Trade-offs (negotiation difficulty) |
| 39% | $109,960 | $559 | 1.63 | Trade-offs (negotiation difficulty) |
| 40% | $112,340 | $575 | 1.64 | Trade-offs (negotiation difficulty) |
| 41% | $114,720 | $591 | 1.66 | Trade-offs (negotiation difficulty) |
| 42% | $117,100 | $606 | 1.68 | Trade-offs (negotiation difficulty) |
| 43% | $119,480 | $622 | 1.69 | Trade-offs (negotiation difficulty) |
| 44% | $121,860 | $638 | 1.71 | Trade-offs (negotiation difficulty) |
| 45% | $124,240 | $653 | 1.73 | Trade-offs (negotiation difficulty) |
| 46% | $126,620 | $669 | 1.75 | Trade-offs (negotiation difficulty) |
| 47% | $129,000 | $685 | 1.77 | Trade-offs (negotiation difficulty) |
| 48% | $131,380 | $692 | 1.77 | Trade-offs (negotiation difficulty) |
| 49% | $133,760 | $708 | 1.79 | Trade-offs (negotiation difficulty) |
| 50% | $136,140 | $724 | 1.81 | Trade-offs (negotiation difficulty) |
Show as a table
| Down payment | Cash to close | Cash flow/mo | DSCR | Fit |
|---|---|---|---|---|
| 15% | $52,840 | $129 | 1.28 | Deal-breaker (loan health) |
| 16% | $55,220 | $145 | 1.29 | Deal-breaker (loan health) |
| 17% | $57,600 | $162 | 1.30 | Deal-breaker (loan health) |
| 18% | $59,980 | $178 | 1.31 | Deal-breaker (loan health) |
| 19% | $62,360 | $194 | 1.32 | Deal-breaker (loan health) |
| 20% | $64,740 | $210 | 1.33 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 21% | $67,120 | $227 | 1.34 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 22% | $69,500 | $243 | 1.36 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 23% | $71,880 | $259 | 1.37 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 24% | $74,260 | $276 | 1.38 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 25% | $76,640 | $322 | 1.42 | Trade-offs (negotiation difficulty) |
| 26% | $79,020 | $338 | 1.43 | Trade-offs (negotiation difficulty) |
| 27% | $81,400 | $354 | 1.44 | Trade-offs (negotiation difficulty) |
| 28% | $83,780 | $370 | 1.45 | Trade-offs (negotiation difficulty) |
| 29% | $86,160 | $386 | 1.47 | Trade-offs (negotiation difficulty) |
| 30% | $88,540 | $416 | 1.49 | Trade-offs (negotiation difficulty) |
| 31% | $90,920 | $431 | 1.51 | Trade-offs (negotiation difficulty) |
| 32% | $93,300 | $447 | 1.52 | Trade-offs (negotiation difficulty) |
| 33% | $95,680 | $463 | 1.53 | Trade-offs (negotiation difficulty) |
| 34% | $98,060 | $478 | 1.55 | Trade-offs (negotiation difficulty) |
| 35% | $100,440 | $507 | 1.57 | Trade-offs (negotiation difficulty) |
| 36% | $102,820 | $523 | 1.59 | Trade-offs (negotiation difficulty) |
| 37% | $105,200 | $528 | 1.60 | Trade-offs (negotiation difficulty) |
| 38% | $107,580 | $544 | 1.61 | Trade-offs (negotiation difficulty) |
| 39% | $109,960 | $559 | 1.63 | Trade-offs (negotiation difficulty) |
| 40% | $112,340 | $575 | 1.64 | Trade-offs (negotiation difficulty) |
| 41% | $114,720 | $591 | 1.66 | Trade-offs (negotiation difficulty) |
| 42% | $117,100 | $606 | 1.68 | Trade-offs (negotiation difficulty) |
| 43% | $119,480 | $622 | 1.69 | Trade-offs (negotiation difficulty) |
| 44% | $121,860 | $638 | 1.71 | Trade-offs (negotiation difficulty) |
| 45% | $124,240 | $653 | 1.73 | Trade-offs (negotiation difficulty) |
| 46% | $126,620 | $669 | 1.75 | Trade-offs (negotiation difficulty) |
| 47% | $129,000 | $685 | 1.77 | Trade-offs (negotiation difficulty) |
| 48% | $131,380 | $692 | 1.77 | Trade-offs (negotiation difficulty) |
| 49% | $133,760 | $708 | 1.79 | Trade-offs (negotiation difficulty) |
| 50% | $136,140 | $724 | 1.81 | Trade-offs (negotiation difficulty) |
Show as a table
| Credit score | Estimated rate | Loan payment/mo | DSCR | Fit |
|---|---|---|---|---|
| 620 | 7.44% | $1,241 | 1.38 | Deal-breaker (loan health) |
| 630 | 7.44% | $1,241 | 1.38 | Deal-breaker (loan health) |
| 640 | 7.44% | $1,241 | 1.38 | Deal-breaker (loan health) |
| 650 | 7.44% | $1,241 | 1.38 | Deal-breaker (loan health) |
| 660 | 7.44% | $1,241 | 1.38 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 670 | 7.44% | $1,241 | 1.38 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 680 | 7.19% | $1,210 | 1.40 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 690 | 7.19% | $1,210 | 1.40 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 700 | 7.09% | $1,198 | 1.41 | Trade-offs (negotiation difficulty) |
| 710 | 7.09% | $1,198 | 1.41 | Trade-offs (negotiation difficulty) |
| 720 | 7.04% | $1,192 | 1.42 | Trade-offs (negotiation difficulty) |
| 730 | 7.04% | $1,192 | 1.42 | Trade-offs (negotiation difficulty) |
| 740 | 6.99% | $1,186 | 1.42 | Trade-offs (negotiation difficulty) |
| 750 | 6.99% | $1,186 | 1.42 | Trade-offs (negotiation difficulty) |
| 760 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
| 770 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
| 780 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
| 790 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
| 800 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
| 810 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
| 820 | 6.94% | $1,180 | 1.42 | Trade-offs (negotiation difficulty) |
Show as a table
| Rate | Loan payment/mo | DSCR | Cash flow/mo | Fit |
|---|---|---|---|---|
| 5.00% | $958 | 1.62 | $556 | Trade-offs (negotiation difficulty) |
| 5.25% | $986 | 1.60 | $529 | Trade-offs (negotiation difficulty) |
| 5.50% | $1,014 | 1.57 | $501 | Trade-offs (negotiation difficulty) |
| 5.75% | $1,042 | 1.54 | $473 | Trade-offs (negotiation difficulty) |
| 6.00% | $1,070 | 1.52 | $444 | Trade-offs (negotiation difficulty) |
| 6.25% | $1,099 | 1.49 | $415 | Trade-offs (negotiation difficulty) |
| 6.50% | $1,128 | 1.47 | $386 | Trade-offs (negotiation difficulty) |
| 6.75% | $1,158 | 1.44 | $357 | Trade-offs (negotiation difficulty) |
| 7.00% | $1,188 | 1.42 | $327 | Trade-offs (negotiation difficulty) |
| 7.25% | $1,218 | 1.40 | $297 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 7.50% | $1,248 | 1.37 | $266 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 7.75% | $1,279 | 1.35 | $236 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 8.00% | $1,310 | 1.33 | $205 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 8.25% | $1,341 | 1.31 | $174 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 8.50% | $1,373 | 1.29 | $142 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 8.75% | $1,404 | 1.27 | $110 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 9.00% | $1,436 | 1.25 | $78 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 9.25% | $1,468 | 1.23 | $46 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 9.50% | $1,501 | 1.21 | $14 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 9.75% | $1,534 | 1.19 | −$19 | Deal-breaker (deal attractiveness) |
| 10.00% | $1,566 | 1.17 | −$52 | Deal-breaker (deal attractiveness) |
| 10.25% | $1,600 | 1.16 | −$85 | Deal-breaker (deal attractiveness) |
| 10.50% | $1,633 | 1.14 | −$118 | Deal-breaker (deal attractiveness) |
| 10.75% | $1,666 | 1.12 | −$152 | Deal-breaker (deal attractiveness) |
| 11.00% | $1,700 | 1.11 | −$185 | Deal-breaker (deal attractiveness) |
| 11.25% | $1,734 | 1.09 | −$219 | Deal-breaker (deal attractiveness) |
| 11.50% | $1,768 | 1.08 | −$253 | Deal-breaker (deal attractiveness) |
| 11.75% | $1,802 | 1.06 | −$287 | Deal-breaker (deal attractiveness) |
| 12.00% | $1,836 | 1.05 | −$322 | Deal-breaker (deal attractiveness) |
At this price, a rent of about $2,197 would reach DSCR 1.2.
Show as a table
| Rent | DSCR | Cash flow/mo | Cash-on-cash | Fit |
|---|---|---|---|---|
| $1,825 | 0.94 | −$426 | −6.68% | Deal-breaker (deal attractiveness) |
| $1,873 | 0.96 | −$386 | −6.05% | Deal-breaker (deal attractiveness) |
| $1,922 | 1.02 | −$285 | −4.46% | Deal-breaker (deal attractiveness) |
| $1,970 | 1.05 | −$245 | −3.83% | Deal-breaker (deal attractiveness) |
| $2,019 | 1.07 | −$204 | −3.2% | Deal-breaker (deal attractiveness) |
| $2,067 | 1.12 | −$134 | −2.1% | Deal-breaker (deal attractiveness) |
| $2,116 | 1.14 | −$94 | −1.47% | Deal-breaker (deal attractiveness) |
| $2,164 | 1.17 | −$54 | −0.84% | Deal-breaker (deal attractiveness) |
| $2,213 | 1.19 | −$14 | −0.22% | Deal-breaker (deal attractiveness) |
| $2,261 | 1.22 | $26 | 0.41% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,309 | 1.26 | $82 | 1.28% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,358 | 1.28 | $122 | 1.9% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,406 | 1.31 | $162 | 2.53% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,455 | 1.34 | $202 | 3.16% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,503 | 1.36 | $242 | 3.79% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,552 | 1.39 | $282 | 4.42% | Trade-offs (deal attractiveness, negotiation difficulty) |
| $2,600 | 1.42 | $322 | 5.04% | Trade-offs (negotiation difficulty) |
| $2,648 | 1.44 | $362 | 5.67% | Trade-offs (negotiation difficulty) |
| $2,697 | 1.47 | $402 | 6.3% | Trade-offs (negotiation difficulty) |
| $2,745 | 1.49 | $442 | 6.93% | Trade-offs (negotiation difficulty) |
| $2,794 | 1.52 | $483 | 7.56% | Trade-offs (negotiation difficulty) |
| $2,842 | 1.55 | $523 | 8.18% | Trade-offs (negotiation difficulty) |
| $2,891 | 1.57 | $563 | 8.81% | Trade-offs (negotiation difficulty) |
| $2,939 | 1.60 | $603 | 9.44% | Trade-offs (negotiation difficulty) |
| $2,988 | 1.63 | $643 | 10.07% | Trade-offs (negotiation difficulty) |
| $3,036 | 1.65 | $683 | 10.7% | Trade-offs (negotiation difficulty) |
| $3,084 | 1.68 | $723 | 11.32% | Trade-offs (negotiation difficulty) |
| $3,133 | 1.71 | $763 | 11.95% | Trade-offs (negotiation difficulty) |
| $3,181 | 1.73 | $803 | 12.58% | Trade-offs (negotiation difficulty) |
| $3,230 | 1.76 | $844 | 13.21% | Trade-offs (negotiation difficulty) |
| $3,278 | 1.79 | $884 | 13.84% | Trade-offs (negotiation difficulty) |
| $3,327 | 1.81 | $924 | 14.46% | Trade-offs (negotiation difficulty) |
| $3,375 | 1.84 | $964 | 15.09% | Trade-offs (negotiation difficulty) |
Each point of vacancy is about $312 a year of rent you don’t collect.
Show as a table
| Vacancy | Rent collected/mo | Cash flow/mo | Fit |
|---|---|---|---|
| 0% | $2,600 | $509 | Trade-offs (negotiation difficulty) |
| 1% | $2,574 | $486 | Trade-offs (negotiation difficulty) |
| 2% | $2,548 | $463 | Trade-offs (negotiation difficulty) |
| 3% | $2,522 | $439 | Trade-offs (negotiation difficulty) |
| 4% | $2,496 | $416 | Trade-offs (negotiation difficulty) |
| 5% | $2,470 | $392 | Trade-offs (negotiation difficulty) |
| 6% | $2,444 | $369 | Trade-offs (negotiation difficulty) |
| 7% | $2,418 | $346 | Trade-offs (negotiation difficulty) |
| 8% | $2,392 | $322 | Trade-offs (negotiation difficulty) |
| 9% | $2,366 | $299 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 10% | $2,340 | $275 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 11% | $2,314 | $252 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 12% | $2,288 | $229 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 13% | $2,262 | $205 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 14% | $2,236 | $182 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 15% | $2,210 | $158 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 16% | $2,184 | $135 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 17% | $2,158 | $112 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 18% | $2,132 | $88 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 19% | $2,106 | $65 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 20% | $2,080 | $41 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 21% | $2,054 | $18 | Trade-offs (deal attractiveness, negotiation difficulty) |
| 22% | $2,028 | −$5 | Deal-breaker (deal attractiveness) |
| 23% | $2,002 | −$29 | Deal-breaker (deal attractiveness) |
| 24% | $1,976 | −$52 | Deal-breaker (deal attractiveness) |
| 25% | $1,950 | −$76 | Deal-breaker (deal attractiveness) |
More assumptions: management, set-asides and renovation
- Set aside: empty months, repairs
- Loan payment, taxes, insurance and HOA
- Cash flow
What’s left after empty months, set-asides and the payment is your cash flow: $322 a month.
Show as a table
| Line | Per month | Share of rent |
|---|---|---|
| Empty months (vacancy) | $208 | 8% |
| Repairs and big replacements | $239 | 9% |
| Loan payment, taxes, insurance and HOA | $1,831 | 70% |
| Cash flow | $322 | 12% |
Paid from your cash, so a bigger budget means more cash to close for the same rent, and a lower return.
Show as a table
| Renovation | Cash to close | Cash flow/mo | Cash-on-cash | DSCR | Fit |
|---|---|---|---|---|---|
| $0 | $66,640 | $322 | 5.8% | 1.42 | Trade-offs (negotiation difficulty) |
| $5,000 | $71,640 | $322 | 5.4% | 1.42 | Trade-offs (negotiation difficulty) |
| $10,000 | $76,640 | $322 | 5.04% | 1.42 | Trade-offs (negotiation difficulty) |
| $15,000 | $81,640 | $322 | 4.74% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $20,000 | $86,640 | $322 | 4.46% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $25,000 | $91,640 | $322 | 4.22% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $30,000 | $96,640 | $322 | 4% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $35,000 | $101,640 | $322 | 3.8% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $40,000 | $106,640 | $322 | 3.63% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $45,000 | $111,640 | $322 | 3.46% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $50,000 | $116,640 | $322 | 3.31% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $55,000 | $121,640 | $322 | 3.18% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $60,000 | $126,640 | $322 | 3.05% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $65,000 | $131,640 | $322 | 2.94% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $70,000 | $136,640 | $322 | 2.83% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $75,000 | $141,640 | $322 | 2.73% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $80,000 | $146,640 | $322 | 2.64% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $85,000 | $151,640 | $322 | 2.55% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $90,000 | $156,640 | $322 | 2.47% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $95,000 | $161,640 | $322 | 2.39% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
| $100,000 | $166,640 | $322 | 2.32% | 1.42 | Trade-offs (deal attractiveness, negotiation difficulty) |
Does the rent cover the loan?
At the starting price of $238,000 with 25% down, the rent of $2,600 a month covers the monthly payment 1.42 times. That’s at or above 1.25, where lenders offer their best pricing.
0.601.001.201.40
| What it pays for | Where the number comes from | Per month |
|---|---|---|
| Loan payment | $178,500 loan at 7.040% over 30 years, at our estimated rate. | $1,192 |
| Property taxes | Your tax rate as an investor on $329,373, with no exemptions. See the tax details below. | $430 |
| Insurance | Our middle estimate. See the insurance details below. | $208 |
| HOA dues | None found. | $0 |
| Total (PITIA) | $1,831 |
How the estimated rate is built
DSCR lenders price a loan from a starting rate plus add-ons. These come from published lender pricing as of Oct 8, 2026. A real lender’s quote will differ.
| Starting rate | 6.690% |
|---|---|
| Credit score 720–739 | +0.100% |
| Loan of 75% of the price or less | +0.250% |
| Loan size $150k+ | +0.000% |
| Rent coverage 1.25+ | +0.000% |
| Estimated rate | 7.040% |
Where these rates come from
Starting rate and DSCR/LTV add-ons from a 12-lender DSCR panel sheet (dscrcapitalpartners.com, week of 2026-09-21); credit-score and loan-size add-ons from OfferMarket’s published DSCR pricing (offermarket.us); cross-checked against OfferMarket’s DSCR rate index and DSCR Authority’s rate tables (2026-10-01). Read 2026-10-08.
What it would take to reach 1.2
It’s already there at this price and rent.
Show me the math
- Loan
- price × (1 − down payment) = $238,000 × (1 − 25%) = $178,500, a of 75%
- Loan payment (principal and interest)
- $178,500 at 7.040%, paid off evenly over 30 years = $1,192 a month
- Full monthly payment (PITIA)
- $1,192 + taxes $430 + insurance $208 + HOA $0 = $1,831
- DSCR
- rent ÷ payment = $2,600 ÷ $1,831 = 1.42 (the full rent, nothing off for empty months, as lenders count it)
- Rent you actually collect
- rent × (1 − vacancy) = $2,600 × (1 − 8%) = $2,392
- Set aside each month
- $2,392 × (0% management + 5% repairs + 5% big replacements) = $239
- Monthly cash flow
- $2,392 − $239 − $1,831 = $322
- Cash to close
- down payment $59,500 + closing costs 3% ($7,140) + renovation $10,000 = $76,640
- Cash-on-cash return
- 12 × $322 ÷ $76,640 = 5.04% a year
Local details behind the numbers
Your property taxes as an investor
About $5,159 a year ($430 a month) on a taxable value of $329,373 (the county’s market value, which is higher than the starting price of $238,000)
1.57% a year ($1.5664 per $100, 2026 rates)
See the tax details
Texas writes tax rates of value. This is what you’d pay as a landlord once the county reassesses the home: your price or the county’s market value, whichever is higher, times every tax rate on this home. There are no exemptions, because they don’t transfer to an investor. Lenders figure taxes the same way.
The seller’s bill vs. yours
The county lists the seller’s 2025 taxes at $3,558. That covers every district, after their exemptions. You’d pay about $5,159, which is $1,602 more.
| Taxing district | Kind | Rate per $100 | Per year |
|---|---|---|---|
| Emergency Ser Dist #10 | Special district | 0.0963 | $317 |
| Montgomery Cnty | County | 0.3860 | $1,271 |
| Mont Co Hospital | Hospital district | 0.0458 | $151 |
| Lone Star College | Community college | 0.1058 | $348 |
| Magnolia ISD | School district | 0.9325 | $3,071 |
| Total | 1.5664 | $5,159 |
Each line is a separate local government with its own rate. Rates are set every fall, and each line shows its latest adopted rate. Your payment depends only on the total.
Words to know: · · · · ·
Montgomery Central Appraisal District account 286113 (33102 GREENFIELD FOREST DR, MAGNOLIA, 77354), from Montgomery County’s Truth-in-Taxation record, read Oct 30, 2026. Exemptions on record: none. This is our estimate. Check it against the seller’s tax statement.
What it could rent for
About $2,600/month likely $2,130 to $3,070
Fair A good starting point. Check it against a recent lease nearby. Why: the likely range is wide.
See what this rent is based on
These are : RentCast’s estimate for a long-term lease, built from 15 similar rentals nearby. The range is where the rent should land 85% of the time. Rents in Greater Houston have been flat, so plan around the middle or lower part of the range until a real lease says otherwise.
The rentals it compared
15 homes, usually 0.9 miles away, renting for $1,900 to $3,800 (the middle one: $2,600). 4 of them were on the market in the last 90 days.
They rent for about $1.38 per square foot. At this home’s size, that’s about $2,520/month.
How long nearby rentals took to lease
About 33 days (the middle of the rentals that left the market). 2 of the 15 are still listed.
Every week a rental sits empty is a week without rent. The report’s vacancy setting (8% of the year) covers time like this between tenants.
Rent compared with the price
The rent is 1.09% of the price each month, so the price is about 7.6 years of rent.
A quick check some investors use is the “1% rule”: monthly rent of at least 1% of the price. It’s a rule of thumb. Lenders don’t use it; the DSCR, taxes and insurance decide whether a deal works.
What the estimate is based on
Single Family · 3 beds · 2 baths · 1,824 sq ft, from the home’s details.
Last sale on record
Aug 22, 2018
Texas doesn’t make sale prices public, so the price isn’t on record.
How lenders count rent: A DSCR lender counts the lower of your signed lease and the appraiser’s rent estimate. An estimate here doesn’t replace either, so confirm it with a local leasing agent before you make an offer. The appraiser’s estimate is the .
See the 15 rentals RentCast compared
| Rental | Beds / baths | Sq ft | Rent | Per sq ft | Distance | On the market |
|---|---|---|---|---|---|---|
| 99 S Wynnoak Cir | 3 / 2 | 1,758 | $2,700 | $1.54 | 0.4 mi | Left after 9 days · seen Jun 8, 2026 |
| 74 S Wynnoak Cir | 3 / 2 | 1,738 | $2,400 | $1.38 | 0.4 mi | Left after 33 days · seen Jul 8, 2026 |
| 15 Rockledge | 3 / 2 | 1,884 | $3,800 | $2.02 | 0.7 mi | Left after 24 days · seen May 15, 2026 |
| 27 Auburn Path Dr | 3 / 2 | 1,840 | $2,600 | $1.41 | 1.2 mi | Left after 51 days · seen Aug 25, 2026 |
| 59 Hidden Meadow Dr | 3 / 2 | 1,961 | $2,600 | $1.33 | 0.6 mi | Left after 13 days · seen May 13, 2026 |
| 502 Garrett Dr | 3 / 2 | 1,940 | $2,900 | $1.49 | 0.9 mi | Left after 163 days · seen Mar 18, 2026 |
| 731 Levi Bnd | 3 / 2 | 1,782 | $1,900 | $1.07 | 1.5 mi | Still listed after 10 days · seen Oct 29, 2026 |
| 10 Vinca Trl | 3 / 2 | 1,652 | $2,600 | $1.57 | 0.5 mi | Left after 11 days · seen Feb 24, 2026 |
| 10 S Willow Point Cir | 3 / 2 | 1,961 | $2,250 | $1.15 | 0.9 mi | Left after 38 days · seen Jul 26, 2026 |
| 33039 Lois Ln | 3 / 2 | 2,085 | $2,600 | $1.25 | 0.2 mi | Left after 8 days · seen Sep 11, 2026 |
| 18 Mulberry Glen Pl | 3 / 2 | 1,729 | $2,300 | $1.33 | 1.4 mi | Left after 8 days · seen Jul 28, 2026 |
| 723 Levi Bnd | 3 / 2 | 1,710 | $1,995 | $1.17 | 1.6 mi | Still listed after 49 days · seen Oct 30, 2026 |
| 35 Auburn Path Dr | 3 / 2 | 1,997 | $2,500 | $1.25 | 1.2 mi | Left after 71 days · seen May 19, 2026 |
| 126 N Willow Point Cir | 3 / 2 | 1,632 | $2,300 | $1.41 | 1 mi | Left after 72 days · seen Jul 1, 2026 |
| 203 S Brooksedge Cir | 3 / 2 | 2,117 | $3,500 | $1.65 | 0.5 mi | Left after 42 days · seen May 13, 2026 |
RentCast’s rent estimate, read Oct 30, 2026.
Insurance you’ll need as a landlord
About $1,875 to $3,125 a year
$208 a month goes into the payment estimate.
See the flood zone and coastal wind
Lenders want a with . We priced it from the Texas Department of Insurance’s 2025 county averages, sized to this home (1,824 sq ft). Prices vary a lot by ZIP code, roof age and claims history, so this is a range. Get real quotes before you buy.
| Policy | Per year | How we estimated it |
|---|---|---|
| Home | $2,500 | 1,824 sq ft × $175 a sq ft to rebuild = $319,200 of coverage. We priced it at the 2025 rate for Montgomery County, $7.12 per $1,000, plus extra for a landlord policy. |
| Flood (optional) | $910 | Not in the payment estimate, shown so you can budget for it. The typical price of a new federal flood policy, for this ZIP code, as of Aug 31, 2023. |
| In the payment | $2,500 | Range $1,875 to $3,125 |
Zone X (area of minimal flood hazard) is low risk on FEMA’s map. Flood insurance is optional, but many Greater Houston homes that flooded in Hurricane Harvey were outside the high-risk zones, so many landlords buy it anyway.
The zone comes from FEMA’s current flood map. FEMA’s draft maps for Harris County put more homes in the high-risk zone, so a home near a bayou may change zones. If the seller has a federal flood policy, ask to take it over at closing. It can keep a lower price. Most flood policies come from the .
No. Wind and hail are part of the regular policy here (montgomery County is not in TWIA’s coastal catastrophe area).
: Policies here charge a percent of the home’s coverage for wind and hail claims: 2% is standard, about $6,384 on this home, and 3% to 5% nearer the coast. That’s what you’d pay first after a hailstorm, so keep it in your savings.
These are a model’s estimates. Rates: Texas Department of Insurance county averages for 2025. Flood prices: FEMA’s federal flood program, as of Aug 31, 2023. Flood zone: FEMA’s flood map, read Oct 30, 2026. Get a real landlord policy quote before you make an offer.
What it’s worth
- $351,600
- $329,373 for 2026
- An automated estimate, nudged a little toward the county’s value, read Oct 30, 2026. It isn’t an appraisal.
- From the Montgomery Central Appraisal District. It’s the value the county taxes on. It’s set mostly from last year’s sales, so it trails the market.
See more about this value
- The numbers on this page start from the highest price where the numbers work ($238,000). You can change it under “Your assumptions”.
- Texas doesn’t make sale prices public, so every value estimate here is rougher than in most states. Treat it as a range.
The home
Not for sale right now. Many investor deals start as a conversation with an owner whose home isn’t listed.
We didn’t find HOA dues for this home. That can mean there aren’t any, or that they weren’t entered. Ask the seller or the agent.
See the home’s details
- Property type
- Single-family home
- Bedrooms / bathrooms
- 3 / 2
- Living area
- 1,824 sq ft
- Lot
- 15,445 sq ft
- Year built
- 2011
- Not known
- The seller’s property tax
- Assessed value $329,373 (from public records)
This is the seller’s bill. As an investor you’ll likely pay more: their homestead exemption doesn’t transfer, and the taxable value resets toward your price after the sale.
Home details read Oct 30, 2026. They can be out of date or wrong, so confirm them with the agent or seller.
From the county record
See the county’s record
- Features on record
- 2-car attached garage · fireplace · 1 story · footing foundation · brick veneer exterior · composition shingle roof · central air
- Sale history
- Aug 22, 2018
- 2025: $329,373 (land $38,613)2024: $321,145 (land $38,613)2023: $291,950 (land $38,610)
- The seller’s tax bills
- 2024: $3,8222023: $3,3752022: $3,994
- Does the owner live there?
- Yes, according to the record.
- County parcel number
- 5442-00-06500
A pool, an older roof or a raised foundation can mean higher insurance and upkeep. Ask how old the roof is, and get a recent inspection.
Texas doesn’t make sale prices public, so some prices aren’t on record.
These are the seller’s bills after their exemptions. You’d pay more; see your tax estimate above.
An owner who lives there usually has a homestead exemption, so their tax bill is lower than yours will be.
RentCast’s copy of the county record, read Oct 30, 2026. These records can trail the county by weeks or months.
Before you rely on these numbers
For every report
- Every number here is an estimate. Before you make an offer, get a lender’s quote, an insurance quote, and a recent lease nearby to check the rent.
- Property taxes reset after a purchase. The seller’s exemptions and caps don’t transfer, and the taxable value moves toward your price.
- Get a real landlord insurance quote. Prices vary a lot by ZIP code, roof age and flood zone.
- Check the rent against a recent lease nearby. Lenders use the lower of your signed lease and the appraiser’s rent estimate.
- Texas doesn’t make sale prices public, so every home value estimate here is rough. Ask an agent for recent sales nearby before you make an offer.
Talk it through before you make an offer.
An instant DSCR loan quote from OfferMarket, one of the lenders we work with. There’s no credit check, and our link takes $250 off your closing costs.
The intro call takes 20 minutes, with nothing to prepare. Within 24 hours we send you a personalized rental roadmap (opens in a new tab).
New to this? Start with the Greater Houston DSCR Loan Guide (opens in a new tab).
If you close a loan with OfferMarket using our link, you’ll receive a $250 closing cost credit and DSCR Labs will receive $250. The credit is for new OfferMarket clients whose first loan funds. You’re never required to use a lender we recommend, and we encourage you to compare offers.
Report uqrbbmanfs · created Oct 30, 2026
About this report
We made this report automatically from county tax records, FEMA flood maps, Texas insurance data and nearby rentals. We check the summary against the numbers. It’s an estimate, not an appraisal or a loan approval.
Is something wrong, or do you want this page taken down? Email us.
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