15694 Briar Forest Dr, Conroe, TX 77306
Conroe, 77306
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Listing Agent
Jennifer Carpenter
(832) 769-2297
MMX Group/15694 Briar Forest Dr, Conroe, TX 77306
Flip-136.3%✗
HM→DSCR0.944x✗
Cash→DSCR0.944x✗
New Deal

15694 Briar Forest Dr, Conroe, TX 77306

4bd / 2ba · 1,603 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.916x
FAIL
NOI ÷ debt service
Lender DSCR
1.069x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$93/mo
FAIL
post all expenses · day 1
Cash to Close
$67,830
80% LTV · single close
Value Generated
$3,600
ARV − purchase − rehab
Starting Equity %
22.6%
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
-136.3%
Flip ROI
Cash to First Close
$23,000
what you bring day 1
Net Profit
−$50,629
Max Bid @ 20%
$154,735
−$50,629 profit  ÷  $37,139 total invested  =  -136.3%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$205,350
Purchase (95% LTV)
$194,750
Rehab (100%)
$10,600
Loan-to-ARV
96.9%
Monthly Interest
$1,710/mo
Down Payment5% of $205,000 purchase
$10,250
+
Origination Fee1 pts on $205,350 loan
$2,500
+
Closing Costs5% of purchase
$10,250
=
Cash to First Close
$23,000
Holding Period — 6 Months
HML Interest9.99% IO · $1,710/mo × 6$10,257
Property Taxes$291/mo × 6$1,744
Insurance$180/mo × 6$1,078
Total Holding Costs$13,079
Contingency Reserve10% of rehab — held, not at first close$1,060
Sale Event — Second Close
Sale Price (ARV)
$212,000
−
HML Principal Payofffull IO loan balance
$205,350
−
Closing Costs3.5% of sale price
$7,420
−
Realtor Commission6% of sale price
$12,720
=
Net Proceeds to You
−$13,490
Deal Summary
Net Proceeds at Closing
−$13,490
−
Cash to First Close
$23,000
−
Holding Costs (6 mo)
$13,079
−
Contingency Reserve
$1,060
=
NET PROFIT
−$50,629
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$157,266−$47,734
15%$155,991−$49,009
20% ←$154,735−$50,265
25%$153,496−$51,504
30%$152,275−$52,725
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
0.916x
DSCR
Cash to Close
$67,830
single close · no bridge
Monthly Cash Flow
−$93/mo
Cash-on-Cash Yr 1
-1.6%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$164,000
LTV (80% of ARV)
77.4%
Monthly P&I
$1,102/mo
Equity at Close
$41,000
Down Payment20.0% of $205,000 purchase
$41,000
+
Origination Fee1 pts on $164,000
$1,640
+
DSCR Closing Coststitle / appraisal / escrow
$3,280
+
Acquisition Closing5% of purchase
$10,250
+
Rehab Budgetcash, not financed by DSCR loan
$10,600
Contingency Reserve10% of rehab$1,060
=
Total Cash to Close
$67,830
Equity Position — Day 1 Post-Refi
Property Value
$212,000
−
DSCR Loan Balance
$164,000
=
Equity in Property
$48,000 (22.6%)
−
Capital Left in Deal
$67,830
=
Value Created
−$19,830
$48,000 equity on $67,830 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,681
−
Property Taxes
$291
−
Insurance
$180
−
Maintenance (6% rent)
$101
−
Management (6% rent)
$101
=
OpEx Subtotal
$672
=
Net Operating Income
$1,009
−
DSCR P&I
$1,102/mo
=
Net Cash Flow
−$93/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.916x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.069x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,787/mo+$106 needed
1.10x$1,912/mo+$231 needed
1.20x$2,037/mo+$356 needed
1.30x ←$2,163/mo+$482 needed
1.40x$2,288/mo+$607 needed
15694 Briar Forest Dr, Conroe, TX 77306 — MX Analyzer