12 Robin Trl, Conroe, TX 77304
Conroe, 77304
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Listing Agent
Marie Dougherty
(936) 520-6521marie@godscountryrealty.com
MMX Group/12 Robin Trl, Conroe, TX 77304
Flip-113.2%✗
HM→DSCR0.424x✗
Cash→DSCR0.424x✗
New Deal

12 Robin Trl, Conroe, TX 77304

3bd / 3ba · 2,870 sqft · built 1998 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.431x
FAIL
NOI ÷ debt service
Lender DSCR
0.721x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$1,258/mo
FAIL
post all expenses · day 1
Cash to Close
$137,089
80% LTV · single close
Value Generated
$11,750
ARV − purchase − rehab
Starting Equity %
26.1%
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
-113.2%
Flip ROI
Cash to First Close
$45,227
what you bring day 1
Net Profit
−$85,454
Max Bid @ 20%
$323,133
−$85,454 profit  ÷  $75,479 total invested  =  -113.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$412,700
Purchase (95% LTV)
$390,450
Rehab (100%)
$22,250
Loan-to-ARV
92.7%
Monthly Interest
$3,436/mo
Down Payment5% of $411,000 purchase
$20,550
+
Origination Fee1 pts on $412,700 loan
$4,127
+
Closing Costs5% of purchase
$20,550
=
Cash to First Close
$45,227
Holding Period — 6 Months
HML Interest9.99% IO · $3,436/mo × 6$20,614
Property Taxes$874/mo × 6$5,247
Insurance$361/mo × 6$2,166
Total Holding Costs$28,027
Contingency Reserve10% of rehab — held, not at first close$2,225
Sale Event — Second Close
Sale Price (ARV)
$445,000
−
HML Principal Payofffull IO loan balance
$412,700
−
Closing Costs3.5% of sale price
$15,575
−
Realtor Commission6% of sale price
$26,700
=
Net Proceeds to You
−$9,975
Deal Summary
Net Proceeds at Closing
−$9,975
−
Cash to First Close
$45,227
−
Holding Costs (6 mo)
$28,027
−
Contingency Reserve
$2,225
=
NET PROFIT
−$85,454
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$328,562−$82,438
15%$325,828−$85,172
20% ←$323,133−$87,867
25%$320,476−$90,524
30%$317,855−$93,145
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
0.431x
DSCR
Cash to Close
$137,089
single close · no bridge
Monthly Cash Flow
−$1,258/mo
Cash-on-Cash Yr 1
-11.0%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$328,800
LTV (80% of ARV)
73.9%
Monthly P&I
$2,210/mo
Equity at Close
$82,200
Down Payment20.0% of $411,000 purchase
$82,200
+
Origination Fee1 pts on $328,800
$3,288
+
DSCR Closing Coststitle / appraisal / escrow
$6,576
+
Acquisition Closing5% of purchase
$20,550
+
Rehab Budgetcash, not financed by DSCR loan
$22,250
Contingency Reserve10% of rehab$2,225
=
Total Cash to Close
$137,089
Equity Position — Day 1 Post-Refi
Property Value
$445,000
−
DSCR Loan Balance
$328,800
=
Equity in Property
$116,200 (26.1%)
−
Capital Left in Deal
$137,089
=
Value Created
−$20,889
$116,200 equity on $137,089 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,485
−
Property Taxes
$874
−
Insurance
$361
−
Maintenance (6% rent)
$149
−
Management (6% rent)
$149
=
OpEx Subtotal
$1,534
=
Net Operating Income
$951
−
DSCR P&I
$2,210/mo
=
Net Cash Flow
−$1,258/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.431x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.721x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,915/mo+$1,430 needed
1.10x$4,166/mo+$1,681 needed
1.20x$4,417/mo+$1,932 needed
1.30x ←$4,668/mo+$2,183 needed
1.40x$4,919/mo+$2,434 needed