166 Painted Trillium Dr, Conroe, TX 77304
4bd / 3ba · 2,822 sqft · built 2017 · Single Family (SFR)Analyzed Apr 20, 2026$
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Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
39.6%
Flip ROI
Cash to First Close
$41,113
what you bring day 1
Net Profit
$25,890
Max Bid @ 20%
$386,201
$25,890 profit ÷ $65,360 total invested = 39.6%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$361,250
Purchase (95% LTV)
$356,250
Rehab (100%)
$5,000
Loan-to-ARV
72.3%
Monthly Interest
$3,007/mo
Down Payment5% of $375,000 purchase
$18,750+
Origination Fee1 pts on $361,250 loan
$3,613+
Closing Costs5% of purchase
$18,750=
Cash to First Close
$41,113Holding Period — 6 Months
HML Interest9.99% IO · $3,007/mo × 6$18,044
Property Taxes$634/mo × 6$3,804
Insurance$317/mo × 6$1,900
Total Holding Costs$23,748
Contingency Reserve10% of rehab — held, not at first close$500
Sale Event — Second Close
Sale Price (ARV)
$500,000−
HML Principal Payofffull IO loan balance
$361,250−
Closing Costs3.5% of sale price
$17,500−
Realtor Commission6% of sale price
$30,000=
Net Proceeds to You
$91,250Deal Summary
Net Proceeds at Closing
$91,250−
Cash to First Close
$41,113−
Holding Costs (6 mo)
$23,748−
Contingency Reserve
$500=
NET PROFIT
$25,890Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $392,155 | ✓ ok |
| 15% | $389,157 | ✓ ok |
| 20% ← | $386,201 | ✓ ok |
| 25% | $383,286 | ✓ ok |
| 30% | $380,413 | ✓ ok |
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
0.413x
DSCR
Monthly Cash Flow
−$1,480/mo
Cash-on-Cash Yr 1
-37.8%
$47,028 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$361,250
Purchase (95% LTV)
$356,250
Rehab (100%)
$5,000
Loan-to-ARV
72.3%
Monthly Interest
$3,007/mo
Down Payment5% of $375,000 purchase
$18,750+
Origination Fee1 pts on $361,250 loan
$3,613+
Closing Costs5% of purchase
$18,750=
Cash to First Close
$41,113Holding Period — 2 Months
HML Interest9.99% IO · $3,007/mo × 2$6,015
Property Taxes$634/mo × 2$1,268
Insurance$317/mo × 2$633
Total Holding Costs$7,916
Contingency Reserve10% of rehab — held, not at first close$500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$375,000−
HML Principal Payofffull IO loan balance
$361,250−
Origination Fee1 pts on $375,000
$3,750−
Closing Coststitle / appraisal / escrow
$7,500=
Cash Back to You
+$2,500Deal Summary
Cash to First Close
$41,113+
Holding Costs (2 mo)
$7,916+
Contingency Reserve
$500−
Cash Back at Refi
−$2,500=
Capital Left in Deal
$47,028Equity Position — Day 1 Post-Refi
ARV
$500,000−
DSCR Loan Balance
$375,000=
Equity in Property
$125,000 (25.0%)−
Capital Left in Deal
$47,028=
Value Created
$77,972$125,000 equity on $47,028 deployed = 2.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,262−
Property Taxes
$634−
Insurance
$317−
Maintenance (6% rent)
$136−
Management (6% rent)
$136=
OpEx Subtotal
$1,222=
Net Operating Income
$1,040−
DSCR P&I
$2,520/mo=
Net Cash Flow
−$1,480/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$375,000
Monthly P&I$2,520/mo
Net Cash Flow−$1,480/mo
Cash Back at Refi+$2,500
DSCR
0.413x✗ Fail
Lender DSCR
0.652x✗ Fail
No Cash-Out
74.5% LTV — breakeven refi
Loan Amount$372,423
Monthly P&I$2,503/mo
Net Cash Flow−$1,463/mo
Cash Back at Refi+$0
DSCR
0.416x✗ Fail
Lender DSCR
0.655x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,944/mo | +$1,682 needed |
| 1.10x | $4,230/mo | +$1,968 needed |
| 1.20x | $4,517/mo | +$2,255 needed |
| 1.30x ← | $4,803/mo | +$2,541 needed |
| 1.40x | $5,089/mo | +$2,827 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
0.413x
DSCR
Monthly Cash Flow
−$1,480/mo
Cash-on-Cash Yr 1
-47.5%
$37,401 left in deal
Acquisition Event — First Close
Purchase Price
$375,000+
Rehab Budget
$5,000+
Closing Costs5% of purchase
$18,750=
Total Cash to First Close
$398,750Holding Period — 2 Months
Property Taxes$634/mo × 2$1,268
Insurance$317/mo × 2$633
Total Holding Costs$1,901
Contingency Reserve10% of rehab — held, not at first close$500
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$375,000−
Origination Fee1 pts on $375,000
$3,750−
Closing Coststitle / appraisal / escrow
$7,500=
Net Cash Recovered
$363,750Deal Summary
Total Cash to First Close
$398,750+
Holding Costs (2 mo)
$1,901+
Contingency Reserve
$500−
Net Cash Recovered at Refi
$363,750=
Capital Left in Deal
$37,401Equity Position — Day 1 Post-Refi
ARV
$500,000−
DSCR Loan Balance
$375,000=
Equity in Property
$125,000 (25.0%)−
Capital Left in Deal
$37,401=
Value Created
$87,599$125,000 equity on $37,401 deployed = 3.3× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,262−
Property Taxes
$634−
Insurance
$317−
Maintenance (6% rent)
$136−
Management (6% rent)
$136=
OpEx Subtotal
$1,222=
Net Operating Income
$1,040−
DSCR P&I
$2,520/mo=
Net Cash Flow
−$1,480/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$375,000
Monthly P&I$2,520/mo
Net Cash Flow−$1,480/mo
Cash Still Required−$37,401
DSCR
0.413x✗ Fail
Lender DSCR
0.652x✗ Fail
No Cash-Out
75.0% LTV — capped short $37,401
Loan Amount$375,000
Monthly P&I$2,520/mo
Net Cash Flow−$1,480/mo
Cash Still Required−$37,401
DSCR
0.413x✗ Fail
Lender DSCR
0.652x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,944/mo | +$1,682 needed |
| 1.10x | $4,230/mo | +$1,968 needed |
| 1.20x | $4,517/mo | +$2,255 needed |
| 1.30x ← | $4,803/mo | +$2,541 needed |
| 1.40x | $5,089/mo | +$2,827 needed |