51 N Country Gate Cir, Conroe, TX 77384
3bd / 3ba · 2,202 sqft · built 2002 · Single Family (SFR)Analyzed May 15, 2026$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
-82.2%
Flip ROI
Cash to First Close
$32,155
what you bring day 1
Net Profit
−$47,608
Max Bid @ 20%
$238,276
−$47,608 profit ÷ $57,909 total invested = -82.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$315,499
Purchase (95% LTV)
$275,499
Rehab (100%)
$40,000
Loan-to-ARV
87.6%
Monthly Interest
$2,627/mo
Down Payment5% of $289,999 purchase
$14,500+
Origination Fee1 pts on $315,499 loan
$3,155+
Closing Costs5% of purchase
$14,500=
Cash to First Close
$32,155Holding Period — 6 Months
HML Interest9.99% IO · $2,627/mo × 6$15,759
Property Taxes$724/mo × 6$4,345
Insurance$275/mo × 6$1,650
Total Holding Costs$21,754
Contingency Reserve10% of rehab — held, not at first close$4,000
Sale Event — Second Close
Sale Price (ARV)
$360,000−
HML Principal Payofffull IO loan balance
$315,499−
Closing Costs3.5% of sale price
$12,600−
Realtor Commission6% of sale price
$21,600=
Net Proceeds to You
$10,301Deal Summary
Net Proceeds at Closing
$10,301−
Cash to First Close
$32,155−
Holding Costs (6 mo)
$21,754−
Contingency Reserve
$4,000=
NET PROFIT
−$47,608Max Bid by ROI Target
| ROI | Max Bid | vs Offer |
|---|---|---|
| 10% | $242,666 | −$47,333 |
| 15% | $240,455 | −$49,544 |
| 20% ← | $238,276 | −$51,723 |
| 25% | $236,127 | −$53,872 |
| 30% | $234,008 | −$55,991 |
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
0.666x
DSCR
Monthly Cash Flow
−$607/mo
Cash-on-Cash Yr 1
-7.5%
$97,005 left in deal
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$315,499
Purchase (95% LTV)
$275,499
Rehab (100%)
$40,000
Loan-to-ARV
87.6%
Monthly Interest
$2,627/mo
Down Payment5% of $289,999 purchase
$14,500+
Origination Fee1 pts on $315,499 loan
$3,155+
Closing Costs5% of purchase
$14,500=
Cash to First Close
$32,155Holding Period — 2 Months
HML Interest9.99% IO · $2,627/mo × 2$5,253
Property Taxes$724/mo × 2$1,448
Insurance$275/mo × 2$550
Total Holding Costs$7,251
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$270,000−
HML Principal Payofffull IO loan balance
$315,499−
Origination Fee1 pts on $270,000
$2,700−
Closing Coststitle / appraisal / escrow
$5,400=
Cash to Bring to Close
−$53,599Deal Summary
Cash to First Close
$32,155+
Holding Costs (2 mo)
$7,251+
Contingency Reserve
$4,000−
Cash to Bring at Refi
+$53,599=
Capital Left in Deal
$97,005Equity Position — Day 1 Post-Refi
ARV
$360,000−
DSCR Loan Balance
$270,000=
Equity in Property
$90,000 (25.0%)−
Capital Left in Deal
$97,005=
Value Created
−$7,005$90,000 equity on $97,005 deployed = 0.9× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,508−
Property Taxes
$724−
Insurance
$275−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$1,300=
Net Operating Income
$1,208−
DSCR P&I
$1,814/mo=
Net Cash Flow
−$607/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$270,000
Monthly P&I$1,814/mo
Net Cash Flow−$607/mo
Cash Still Required−$53,599
DSCR
0.666x✗ Fail
Lender DSCR
0.891x✗ Fail
No Cash-Out
75.0% LTV — capped short $53,599
Loan Amount$270,000
Monthly P&I$1,814/mo
Net Cash Flow−$607/mo
Cash Still Required−$53,599
DSCR
0.666x✗ Fail
Lender DSCR
0.891x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,197/mo | +$689 needed |
| 1.10x | $3,403/mo | +$895 needed |
| 1.20x | $3,610/mo | +$1,102 needed |
| 1.30x ← | $3,816/mo | +$1,308 needed |
| 1.40x | $4,022/mo | +$1,514 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
0.666x
DSCR
Monthly Cash Flow
−$607/mo
Cash-on-Cash Yr 1
-8.2%
$88,597 left in deal
Acquisition Event — First Close
Purchase Price
$289,999+
Rehab Budget
$40,000+
Closing Costs5% of purchase
$14,500=
Total Cash to First Close
$344,499Holding Period — 2 Months
Property Taxes$724/mo × 2$1,448
Insurance$275/mo × 2$550
Total Holding Costs$1,998
Contingency Reserve10% of rehab — held, not at first close$4,000
DSCR Refinance — Second Close
DSCR Loan Proceeds75% of ARV · 7.1% / 30yr
$270,000−
Origination Fee1 pts on $270,000
$2,700−
Closing Coststitle / appraisal / escrow
$5,400=
Net Cash Recovered
$261,900Deal Summary
Total Cash to First Close
$344,499+
Holding Costs (2 mo)
$1,998+
Contingency Reserve
$4,000−
Net Cash Recovered at Refi
$261,900=
Capital Left in Deal
$88,597Equity Position — Day 1 Post-Refi
ARV
$360,000−
DSCR Loan Balance
$270,000=
Equity in Property
$90,000 (25.0%)−
Capital Left in Deal
$88,597=
Value Created
$1,403$90,000 equity on $88,597 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,508−
Property Taxes
$724−
Insurance
$275−
Maintenance (6% rent)
$150−
Management (6% rent)
$150=
OpEx Subtotal
$1,300=
Net Operating Income
$1,208−
DSCR P&I
$1,814/mo=
Net Cash Flow
−$607/moDSCR Ratios — Cash-Out vs No Cash-Out
Cash-Out Refi
75% of ARV — full LTV
Loan Amount$270,000
Monthly P&I$1,814/mo
Net Cash Flow−$607/mo
Cash Still Required−$88,597
DSCR
0.666x✗ Fail
Lender DSCR
0.891x✗ Fail
No Cash-Out
75.0% LTV — capped short $88,597
Loan Amount$270,000
Monthly P&I$1,814/mo
Net Cash Flow−$607/mo
Cash Still Required−$88,597
DSCR
0.666x✗ Fail
Lender DSCR
0.891x✗ Fail
Required Rent by DSCR Target
| Target | Rent Needed | vs Current |
|---|---|---|
| 1.00x | $3,197/mo | +$689 needed |
| 1.10x | $3,403/mo | +$895 needed |
| 1.20x | $3,610/mo | +$1,102 needed |
| 1.30x ← | $3,816/mo | +$1,308 needed |
| 1.40x | $4,022/mo | +$1,514 needed |