10580 Greenridge Rd, Conroe, TX 77303
Conroe, 77303
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Listing Agent
Robert Wells, Ii
(281) 693-5700rwells@starcrestrealty.com
MMX Group/10580 Greenridge Rd, Conroe, TX 77303
Flip183.8%✓
HM→DSCR1.349x✓
Cash→DSCR1.349x✓
New Deal

10580 Greenridge Rd, Conroe, TX 77303

2bd / 2ba · 1,566 sqft · built 1987 · Single FamilyAnalyzed Jul 30, 2026
DSCR
2.224x
PASS
NOI ÷ debt service
Lender DSCR
2.117x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$790/mo
PASS
post all expenses · day 1
Cash to Close
$44,485
80% LTV · single close
Value Generated
$80,450
ARV − purchase − rehab
Starting Equity %
54.5%
ARV − DSCR loan ÷ ARV, day 1
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
✅
PASSES FLIP
Min 20% ROI · 6-mo hold
183.8%
Flip ROI
Cash to First Close
$14,500
what you bring day 1
Net Profit
$43,006
Max Bid @ 20%
$154,808
$43,006 profit  ÷  $23,399 total invested  =  183.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$124,550
Purchase (95% LTV)
$114,000
Rehab (100%)
$10,550
Loan-to-ARV
59.0%
Monthly Interest
$1,037/mo
Down Payment5% of $120,000 purchase
$6,000
+
Origination Fee1 pts on $124,550 loan
$2,500
+
Closing Costs5% of purchase
$6,000
=
Cash to First Close
$14,500
Holding Period — 6 Months
HML Interest9.99% IO · $1,037/mo × 6$6,221
Property Taxes$162/mo × 6$970
Insurance$109/mo × 6$653
Total Holding Costs$7,844
Contingency Reserve10% of rehab — held, not at first close$1,055
Sale Event — Second Close
Sale Price (ARV)
$211,000
−
HML Principal Payofffull IO loan balance
$124,550
−
Closing Costs3.5% of sale price
$7,385
−
Realtor Commission6% of sale price
$12,660
=
Net Proceeds to You
$66,405
Deal Summary
Net Proceeds at Closing
$66,405
−
Cash to First Close
$14,500
−
Holding Costs (6 mo)
$7,844
−
Contingency Reserve
$1,055
=
NET PROFIT
$43,006
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$157,270✓ ok
15%$156,030✓ ok
20% ←$154,808✓ ok
25%$153,603✓ ok
30%$152,414✓ ok
Scenario 4 — Turn Key DSCR
Direct DSCR purchase · 80% of ARV · 7.1% / 30yr · one close
✅
PASSES DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 80% of ARV
2.224x
DSCR
Cash to Close
$44,485
single close · no bridge
Monthly Cash Flow
$790/mo
Cash-on-Cash Yr 1
21.3%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$96,000
LTV (80% of ARV)
45.5%
Monthly P&I
$645/mo
Equity at Close
$24,000
Down Payment20.0% of $120,000 purchase
$24,000
+
Origination Fee1 pts on $96,000
$960
+
DSCR Closing Coststitle / appraisal / escrow
$1,920
+
Acquisition Closing5% of purchase
$6,000
+
Rehab Budgetcash, not financed by DSCR loan
$10,550
Contingency Reserve10% of rehab$1,055
=
Total Cash to Close
$44,485
Equity Position — Day 1 Post-Refi
Property Value
$211,000
−
DSCR Loan Balance
$96,000
=
Equity in Property
$115,000 (54.5%)
−
Capital Left in Deal
$44,485
=
Value Created
$70,515
$115,000 equity on $44,485 deployed = 2.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,938
−
Property Taxes
$162
−
Insurance
$109
−
Maintenance (6% rent)
$116
−
Management (6% rent)
$116
=
OpEx Subtotal
$503
=
Net Operating Income
$1,435
−
DSCR P&I
$645/mo
=
Net Cash Flow
$790/mo
DSCR Ratios
DSCR (NOI / Debt Service)
2.224x✓ Pass
Lender DSCR (EGI / P&I+tax+ins+HOA)
2.117x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,040/mo✓ met
1.10x$1,114/mo✓ met
1.20x$1,187/mo✓ met
1.30x ←$1,260/mo✓ met
1.40x$1,334/mo✓ met