1139 Shadow Glenn Dr, Conroe, TX 77301
Conroe, 77301
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Listing Agent
Marcia Warner
(936) 228-0000mwarner@cbunited.com
MMX Group/1139 Shadow Glenn Dr, Conroe, TX 77301
Flip16.5%✗
HM→DSCR0.946x✗
Cash→DSCR0.946x✗
New Deal

1139 Shadow Glenn Dr, Conroe, TX 77301

3bd / 2ba · 1,479 sqft · built 2017 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.209x
FAIL
NOI ÷ debt service
Lender DSCR
1.305x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$198/mo
PASS
post all expenses · day 1
Cash to Close
$61,704
80% LTV · single close
Value Generated
$52,130
ARV − purchase − rehab
Starting Equity %
41.3%
ARV − DSCR loan ÷ ARV, day 1
$
$
$
$
$
$
Scenario 1 — Flip
Hard money loan · sell at ARV after rehab
❌
FAILS FLIP
Min 20% ROI · 6-mo hold
16.5%
Flip ROI
Cash to First Close
$20,182
what you bring day 1
Net Profit
$5,393
Max Bid @ 20%
$176,554
$5,393 profit  ÷  $32,683 total invested  =  16.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$180,029
Purchase (95% LTV)
$167,979
Rehab (100%)
$12,050
Loan-to-ARV
74.7%
Monthly Interest
$1,499/mo
Down Payment5% of $176,820 purchase
$8,841
+
Origination Fee1 pts on $180,029 loan
$2,500
+
Closing Costs5% of purchase
$8,841
=
Cash to First Close
$20,182
Holding Period — 6 Months
HML Interest9.99% IO · $1,499/mo × 6$8,992
Property Taxes$227/mo × 6$1,360
Insurance$157/mo × 6$944
Total Holding Costs$11,296
Contingency Reserve10% of rehab — held, not at first close$1,205
Sale Event — Second Close
Sale Price (ARV)
$241,000
−
HML Principal Payofffull IO loan balance
$180,029
−
Closing Costs3.5% of sale price
$8,435
−
Realtor Commission6% of sale price
$14,460
=
Net Proceeds to You
$38,076
Deal Summary
Net Proceeds at Closing
$38,076
−
Cash to First Close
$20,182
−
Holding Costs (6 mo)
$11,296
−
Contingency Reserve
$1,205
=
NET PROFIT
$5,393
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$179,385✓ ok
15%$177,960✓ ok
20% ←$176,554−$266
25%$175,168−$1,652
30%$173,802−$3,018
Scenario 4 — Turn Key DSCR
Direct DSCR purchase · 80% of ARV · 7.1% / 30yr · one close
❌
FAILS DSCR
Min 1.30x · 7.1% / 30-yr DSCR · 80% of ARV
1.209x
DSCR
Cash to Close
$61,704
single close · no bridge
Monthly Cash Flow
$198/mo
Cash-on-Cash Yr 1
3.9%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$141,456
LTV (80% of ARV)
58.7%
Monthly P&I
$951/mo
Equity at Close
$35,364
Down Payment20.0% of $176,820 purchase
$35,364
+
Origination Fee1 pts on $141,456
$1,415
+
DSCR Closing Coststitle / appraisal / escrow
$2,829
+
Acquisition Closing5% of purchase
$8,841
+
Rehab Budgetcash, not financed by DSCR loan
$12,050
Contingency Reserve10% of rehab$1,205
=
Total Cash to Close
$61,704
Equity Position — Day 1 Post-Refi
Property Value
$241,000
−
DSCR Loan Balance
$141,456
=
Equity in Property
$99,544 (41.3%)
−
Capital Left in Deal
$61,704
=
Value Created
$37,840
$99,544 equity on $61,704 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,742
−
Property Taxes
$227
−
Insurance
$157
−
Maintenance (6% rent)
$105
−
Management (6% rent)
$105
=
OpEx Subtotal
$593
=
Net Operating Income
$1,149
−
DSCR P&I
$951/mo
=
Net Cash Flow
$198/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.209x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.305x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,517/mo✓ met
1.10x$1,625/mo✓ met
1.20x$1,733/mo✓ met
1.30x ←$1,841/mo+$99 needed
1.40x$1,949/mo+$207 needed