4118 Brinkley St A-B
Houston, TX 77051 • Publicly listed 2021 duplex
This is a rent-to-basis play, not a $300K ARV story. The 2021 construction and low asking price are attractive, but the street-level context and conflicting bedroom data require discipline. The deal is strongest if the two-unit configuration, insurance and achievable rents all verify.
The numbers that matter
| Current ask / basis | $159,900 |
| Recommended max screen | $150K-$155K target; list only if diligence is clean |
| Value / ARV screen | $160K-$180K |
| Rehab / reserve | $5K-$10K reserve |
| Rent screen | $2,700-$3,000/mo |
| Estimated investor cash | ~$40K-$50K at an 80% structure |
| Primary strategy | DSCR duplex hold |
| Street View / block screen | C+/B- • newer asset, but modest block and adjacent utility/industrial influence |
How I would screen the financing
Permanent DSCR first. Published DSCR lanes can begin around 620 FICO, while stronger-credit files can access materially better leverage. A 640+ EasyRent-type lane can also be compared.
Rule: minimum FICO and maximum leverage are not assumed to occur in the same file. Property condition, experience, reserves, DSCR, state and loan amount can materially change the terms.
Block context is part of the underwriting
Street View was reviewed. The building is newer than much of the surrounding housing, but the immediate environment includes overhead utilities, a modest residential streetscape and an adjacent utility/industrial influence. That is why the value screen stays conservative.
Deal-breaking diligence
- Confirm both units convey and verify the exact legal bedroom/unit configuration; public portals conflict.
- Major flood-risk flag requires a real insurance quote before DSCR is trusted.
- Street-level context limits the resale story; do not use tax assessment as market value.
- Verify separate meters, actual market rents and current vacancy.
Go back to the source.
The Deal Desk screen is a starting point. Verify current status, property condition, title, taxes, occupancy, legal use, rents, Street View / block context and any auction rules directly from the public source and local professionals.
“A good deal can survive conservative numbers and a street-level reality check.”Dr. Rob • Deal Desk
Want to pursue 4118 Brinkley St A-B?
Send the deal through the funding console. I will have the property, strategy, credit range, liquidity and experience in one clean packet.