1 Woods Estates Dr, Conroe, TX 77304
2,627 sqft · built 1988 · Single Family (SFR)Analyzed Jun 3, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-19.6%
Flip ROI
Cash to First Close
$25,638
what you bring day 1
Net Profit
−$10,899
Max Bid @ 20%
$205,770
−$10,899 profit ÷ $55,529 total invested = -19.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$313,750
Purchase (95% LTV)
$213,750
Rehab (100%)
$100,000
Loan-to-ARV
79.2%
Monthly Interest
$2,612/mo
Down Payment5% of $225,000 purchase
$11,250+
Origination Fee1 pts on $313,750 loan
$3,138+
Closing Costs5% of purchase
$11,250=
Cash to First Close
$25,638Holding Period — 6 Months
HML Interest9.99% IO · $2,612/mo × 6$15,672
Property Taxes$433/mo × 6$2,595
Insurance$271/mo × 6$1,625
Total Holding Costs$19,892
Contingency Reserve10% of rehab — held, not at first close$10,000
Sale Event — Second Close
Sale Price (ARV)
$396,000−
HML Principal Payofffull IO loan balance
$313,750−
Closing Costs3.5% of sale price
$13,860−
Realtor Commission6% of sale price
$23,760=
Net Proceeds to You
$44,630Deal Summary
Net Proceeds at Closing
$44,630−
Cash to First Close
$25,638−
Holding Costs (6 mo)
$19,892−
Contingency Reserve
$10,000=
NET PROFIT
−$10,899Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $210,417 | −$14,583 |
| 15% | $208,077 | −$16,923 |
| 20% ← | $205,770 | −$19,230 |
| 25% | $203,496 | −$21,504 |
| 30% | $201,254 | −$23,746 |
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
0.583x
DSCR
Monthly Cash Flow
−$832/mo
Cash-on-Cash Yr 1
-14.7%
$67,928 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$313,750
Purchase (95% LTV)
$213,750
Rehab (100%)
$100,000
Loan-to-ARV
79.2%
Monthly Interest
$2,612/mo
Down Payment5% of $225,000 purchase
$11,250+
Origination Fee1 pts on $313,750 loan
$3,138+
Closing Costs5% of purchase
$11,250=
Cash to First Close
$25,638Holding Period — 2 Months
HML Interest9.99% IO · $2,612/mo × 2$5,224
Property Taxes$433/mo × 2$865
Insurance$271/mo × 2$542
Total Holding Costs$6,631
Contingency Reserve10% of rehab — held, not at first close$10,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$297,000−
HML Principal Payofffull IO loan balance
$313,750−
Origination Fee1 pts on $297,000
$2,970−
Closing Coststitle / appraisal / escrow
$5,940=
Cash to Bring to Close
−$25,660Deal Summary
Cash to First Close
$25,638+
Holding Costs (2 mo)
$6,631+
Contingency Reserve
$10,000−
Cash to Bring at Refi
+$25,660=
Capital Left in Deal
$67,928Equity Position — Day 1 Post-Refi
ARV
$396,000−
DSCR Loan Balance
$297,000=
Equity in Property
$99,000 (25.0%)−
Capital Left in Deal
$67,928=
Value Created
$31,072$99,000 equity on $67,928 deployed = 1.5× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,122−
Property Taxes
$433−
Insurance
$271−
Maintenance (6% rent)
$127−
Management (6% rent)
$127=
OpEx Subtotal
$958=
Net Operating Income
$1,164−
DSCR P&I
$1,996/mo=
Net Cash Flow
−$832/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$297,000
Monthly P&I$1,996/mo
Net Cash Flow−$832/mo
Cash Still Required−$25,660
DSCR
0.583x✗ Fail
Lender DSCR
0.786x✗ Fail
No Cash-Out
75.0% LTV — capped short $25,660
Loan Amount$297,000
Monthly P&I$1,996/mo
Net Cash Flow−$832/mo
Cash Still Required−$25,660
DSCR
0.583x✗ Fail
Lender DSCR
0.786x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,067/mo | +$945 needed |
| 1.10x | $3,294/mo | +$1,172 needed |
| 1.20x | $3,521/mo | +$1,399 needed |
| 1.30x ← | $3,748/mo | +$1,626 needed |
| 1.40x | $3,975/mo | +$1,853 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
0.583x
DSCR
Monthly Cash Flow
−$832/mo
Cash-on-Cash Yr 1
-16.8%
$59,567 left in deal
Acquisition Event — First Close
Purchase Price
$225,000+
Rehab Budget
$100,000+
Closing Costs5% of purchase
$11,250=
Total Cash to First Close
$336,250Holding Period — 2 Months
Property Taxes$433/mo × 2$865
Insurance$271/mo × 2$542
Total Holding Costs$1,407
Contingency Reserve10% of rehab — held, not at first close$10,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$297,000−
Origination Fee1 pts on $297,000
$2,970−
Closing Coststitle / appraisal / escrow
$5,940=
Net Cash Recovered
$288,090Deal Summary
Total Cash to First Close
$336,250+
Holding Costs (2 mo)
$1,407+
Contingency Reserve
$10,000−
Net Cash Recovered at Refi
$288,090=
Capital Left in Deal
$59,567Equity Position — Day 1 Post-Refi
ARV
$396,000−
DSCR Loan Balance
$297,000=
Equity in Property
$99,000 (25.0%)−
Capital Left in Deal
$59,567=
Value Created
$39,433$99,000 equity on $59,567 deployed = 1.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,122−
Property Taxes
$433−
Insurance
$271−
Maintenance (6% rent)
$127−
Management (6% rent)
$127=
OpEx Subtotal
$958=
Net Operating Income
$1,164−
DSCR P&I
$1,996/mo=
Net Cash Flow
−$832/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$297,000
Monthly P&I$1,996/mo
Net Cash Flow−$832/mo
Cash Still Required−$59,567
DSCR
0.583x✗ Fail
Lender DSCR
0.786x✗ Fail
No Cash-Out
75.0% LTV — capped short $59,567
Loan Amount$297,000
Monthly P&I$1,996/mo
Net Cash Flow−$832/mo
Cash Still Required−$59,567
DSCR
0.583x✗ Fail
Lender DSCR
0.786x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,067/mo | +$945 needed |
| 1.10x | $3,294/mo | +$1,172 needed |
| 1.20x | $3,521/mo | +$1,399 needed |
| 1.30x ← | $3,748/mo | +$1,626 needed |
| 1.40x | $3,975/mo | +$1,853 needed |