2427 Harrington St
Houston, TX 77026
- Sold date
- July 27, 2026
- Sold price
- $370,001 - $420,000
- Price / SF (est.)
- $170 - $190 / SF
Free Online Mentorship Session
BUILDER · SCHOOL
From Raw Dirt To A Sold Home
Learn how Miguel finds underdeveloped land, gets the bank to fund the build, puts the home up, and sells it for profit — the same order of operations he runs on his own projects.
LIVE 1-ON-1 · 45 MINUTES
Limited calls with Miguel each week.
The Build Schedule
Builder School · Part 01
FIND THE LAND
Part 01 — 45 Minutes
How to source underdeveloped lots before they ever hit the MLS.
Builder School · Part 02
FUND THE BUILD
Part 02 — 45 Minutes
Packaging the deal so lenders compete for it instead of passing.
Builder School · Part 03
BUILD IT RIGHT
Part 03 — 45 Minutes
Bids, draws, and timelines that protect your margin to the last nail.
Builder School · Part 04
SELL FOR PROFIT
Part 04 — 45 Minutes
Designing to the comps so the home sells fast at the top of the market.
Step 2 of 2: Watch Miguel Explain The Blueprint
What you’ll learn on the call
How to spot an underdeveloped lot that pencils out before anyone else bids on it.
How to package a construction loan so the bank says yes without a build history.
Which floor plans and finishes actually move in your market — and which sit.
How to run bids, draws, and change orders without bleeding your margin.
How to price and list the finished home so it closes fast at the top of the comps.
This is the exact deck behind a live Houston project - the land, the budget, the comps, the exits, and the timeline. It’s the same math you’ll be taught to run on your own first build.
Davis St.
Luxury Duplex
Investment opportunity
Buy smart. Build strong. Sell high.
- 2 Duplex Buildings
- 2,500 SF each · 5,000 SF total
- Modern Design
- High end finishes
- Strong Cash Flow
- & exit potential
- Prime Houston
- Growth market
Appraised value
$200/SF
Appraised value per building
$500,000
Appraised value total (2 buildings)
$1,000,000
Development Budget & Project Cost
Transparent Numbers. Smarter Investments.
Every dollar has a purpose.
ItemAmount
Land Purchase$72,000
Replat (Divided in 2)$10,000
Plans & Engineering$6,500
Construction (5,000 SF x $90/SF)$450,000
Subtotal$538,500
Development Fees, Permits, Utilities, Financing & Interest (23%)$123,855
Total project cost
$662,355
Cost per duplex building
$331,178
Strategic planning. Smart execution. Strong returns. Built for profit.
Exit Value Confidence
Market Comparables
Real sales supporting the exit value.
711 Boundary St
Houston, TX 77009
- Sold date
- May 18, 2026
- Sold price
- $420,001 - $482,000
- Price / SF (est.)
- $175 - $200 / SF
3211 Market St A-B
Houston, TX 77020
- Sold date
- June 08, 2026
- Sold price
- $420,001 - $482,000
- Price / SF (est.)
- $180 - $200 / SF
Appraised value
$200/SF
Equals $500,000 per duplex
Our project is more modern, higher quality and appraised at $200 /SF
Modern design, premium finishes, and a prime Houston location support a higher appraisal and stronger exit value.
Exit Scenarios & ROI
Choose Your Exit
Three proven strategies. One profitable outcome.
Conservative Exit
- Sell price per duplex
- $440,000
- Gross sales (2 buildings)
- $880,000
- Total investment
- $662,355
- Gross profit
- $217,645
ROI32.9%
Recommended
Strong Exit
- Sell price per duplex
- $470,000
- Gross sales (2 buildings)
- $940,000
- Total investment
- $662,355
- Gross profit
- $277,645
ROI41.9%
Premium Exit (Appraised Value)
- Sell price per duplex
- $500,000
- Gross sales (2 buildings)
- $1,000,000
- Total investment
- $662,355
- Gross profit
- $337,645
ROI51.0%
Acquire. Develop. Maximize. Repeat.
Turning land into legacy.
Total profit potential (strong exit)
$277,645
ROI
41.9%
Disclaimer: all numbers are estimates and for informational purposes only.
Project Timeline
From Land To Profit In 7-8 Months
Acquire land
0 – 15 days
Identify and secure below-market land.
Design & permits
15 – 45 days
Architectural planning and permits.
Construction
4 – 6 months
Build with premium materials and finishes.
Completion
6 – 7 months
Final inspections and certificate of occupancy.
Sale / refinance
7 – 8 months
Sell for profit or refinance and hold for cash flow.
Total project duration:7 – 8 months
Exit strategy 1
Sell strategy
Sell each duplex individually at market value to owner-occupants and investors.
Exit strategy 2
Refinance & hold strategy
Refinance each duplex using the $200/SF appraisal, pull out capital, then rent for strong cash flow.
Key highlights
- Appraised at $200/SF ($500,000 per duplex)
- Modern design with premium finishes
- Below market acquisition
- High demand rental & resale area
- Strong ROI in 7-8 months
- Multiple exit strategies
Stories from people who built
“Miguel walked me through my first spec build from lot to closing. Netted more on one house than two years of flipping.”
First-time builder, Texas
“The bank turned me down twice. After Miguel's loan playbook I had two lenders competing for the deal.”
Former electrician, Florida
“Found an off-market lot in a week using his sourcing checklist. The margin was there before I even broke ground.”
Real estate investor, Arizona
“I've been a framer for 15 years. Miguel taught me the business side I was missing. First build sold in 11 days.”
Tradesman, Georgia
Miguel
“I started with one lot nobody wanted and a lender who almost said no. Since then I’ve found the land, funded the build, put the home up, and sold it for profit enough times to know exactly where new builders lose their margin — and how to keep it.”
Book Your Discovery Call With Miguel
Let's map your first build.
Fill out your details first, then choose your time slot.
1. Details
2. Date
3. Time
4. Confirm
Where should Miguel reach you?
You'll get a calendar invite and a text reminder.
Common Questions
Everything You Need To Know Before You Book The Call
Do I need construction experience to join?
No. A large portion of Miguel's students come in with zero building experience - investors, professionals with capital, and people transitioning out of a W-2. What matters is that you can follow a system and take direction from someone who's actually built and sold homes. The mentorship is designed to compress the learning curve, not skip it.
What if I've never gotten a construction loan before?
That's the norm, not the exception. Miguel walks you through exactly how construction loans work, which banks fund first-time builders, what a lender-ready pro-forma looks like, and the scripts to use in the meeting. Most students who follow the playbook secure financing on their first or second serious attempt.
How much capital do I actually need to start?
It depends on your market, your target price point, and the lender you're working with. We'll get into your specific numbers on the discovery call so you leave with an honest answer for your situation - not a generic one. If a spec build isn't the right fit for where you are right now, Miguel will tell you.
How long does one build take from start to sale?
For most residential spec builds Miguel's students take on, expect somewhere between 8 and 14 months from land close to closing on the sale - depending on market, permitting, and complexity. The Blueprint is built around keeping that timeline tight and the draw schedule healthy.
Does this work in my market?
The Blueprint has been used across suburban, small-town, and secondary markets throughout the US. The land criteria, loan playbook, and design principles all adapt to your local comps. On the call we'll look at your target market together and pressure-test whether it fits.
Is this a group program or 1-on-1 with Miguel?
It's direct mentorship with Miguel. You get his eyes on your land, your numbers, your plans, and your draw schedule. That's exactly why the number of active students is capped and why calls are booked through this application, not a public checkout page.
What happens on the discovery call?
You and Miguel walk through where you are, what capital you have to work with, what your market looks like, and whether the Blueprint is the right fit. There's no hard pitch - either it's a match and he'll show you what working together looks like, or he'll point you toward what makes more sense for where you are right now.
Book Your Free Discovery Call
Limited calls with Miguel each week.