12307 Longfellow Dr, Montgomery, TX 77356
Montgomery, 77356
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Listing Agent
Chris J. Lawrence
(832) 455-3550chris@trillionaireassets.com
MMX Group/12307 Longfellow Dr, Montgomery, TX 77356
Flip-84.4%✗
HM→DSCR1.236x✗
Cash→DSCR1.236x✗
New Deal

12307 Longfellow Dr, Montgomery, TX 77356

3bd / 2.5ba · 1,803 sqft · built 2006 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.386x
PASS
NOI ÷ debt service
Lender DSCR
1.484x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$498/mo
PASS
post all expenses · day 1
Cash to Close
$93,233
80% LTV · single close
Value Generated
$22,100
ARV − purchase − rehab
Starting Equity %
33.1%
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
-84.4%
Flip ROI
Cash to First Close
$26,519
what you bring day 1
Net Profit
−$36,866
Max Bid @ 20%
$200,047
−$36,866 profit  ÷  $43,696 total invested  =  -84.4%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$252,905
Purchase (95% LTV)
$227,905
Rehab (100%)
$25,000
Loan-to-ARV
88.1%
Monthly Interest
$2,105/mo
Down Payment5% of $239,900 purchase
$11,995
+
Origination Fee1 pts on $252,905 loan
$2,529
+
Closing Costs5% of purchase
$11,995
=
Cash to First Close
$26,519
Holding Period — 6 Months
HML Interest9.99% IO · $2,105/mo × 6$12,633
Property Taxes$120/mo × 6$720
Insurance$221/mo × 6$1,325
Total Holding Costs$14,677
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$287,000
−
HML Principal Payofffull IO loan balance
$252,905
−
Closing Costs3.5% of sale price
$10,045
−
Realtor Commission6% of sale price
$17,220
=
Net Proceeds to You
$6,830
Deal Summary
Net Proceeds at Closing
$6,830
−
Cash to First Close
$26,519
−
Holding Costs (6 mo)
$14,677
−
Contingency Reserve
$2,500
=
NET PROFIT
−$36,866
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$203,348−$36,552
15%$201,686−$38,214
20% ←$200,047−$39,853
25%$198,431−$41,469
30%$196,838−$43,062
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
1.386x
DSCR
Cash to Close
$93,233
single close · no bridge
Monthly Cash Flow
$498/mo
Cash-on-Cash Yr 1
6.4%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$191,920
LTV (80% of ARV)
66.9%
Monthly P&I
$1,290/mo
Equity at Close
$47,980
Down Payment20.0% of $239,900 purchase
$47,980
+
Origination Fee1 pts on $191,920
$1,919
+
DSCR Closing Coststitle / appraisal / escrow
$3,838
+
Acquisition Closing5% of purchase
$11,995
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$93,233
Equity Position — Day 1 Post-Refi
Property Value
$287,000
−
DSCR Loan Balance
$191,920
=
Equity in Property
$95,080 (33.1%)
−
Capital Left in Deal
$93,233
=
Value Created
$1,847
$95,080 equity on $93,233 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,419
−
Property Taxes
$120
−
Insurance
$221
−
Maintenance (6% rent)
$145
−
Management (6% rent)
$145
=
OpEx Subtotal
$631
=
Net Operating Income
$1,788
−
DSCR P&I
$1,290/mo
=
Net Cash Flow
$498/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.386x✓ Pass
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.484x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,853/mo✓ met
1.10x$1,999/mo✓ met
1.20x$2,146/mo✓ met
1.30x ←$2,293/mo✓ met
1.40x$2,439/mo+$20 needed
12307 Longfellow Dr, Montgomery, TX 77356 — MX Analyzer