1609 N Pacific St, Conroe, TX 77301
Conroe, 77301
View on Zillow →
Listing Agent
Grecia Marin
(832) 618-9746admin@propertiesgm.com
MMX Group/1609 N Pacific St, Conroe, TX 77301
Flip-137.2%✗
HM→DSCR0.747x✗
Cash→DSCR0.747x✗
New Deal

1609 N Pacific St, Conroe, TX 77301

4bd / 2ba · 1,805 sqft · built 1960 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.724x
FAIL
NOI ÷ debt service
Lender DSCR
0.907x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$393/mo
FAIL
post all expenses · day 1
Cash to Close
$87,680
80% LTV · single close
Value Generated
$4,700
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
-137.2%
Flip ROI
Cash to First Close
$29,155
what you bring day 1
Net Profit
−$64,416
Max Bid @ 20%
$200,506
−$64,416 profit  ÷  $46,936 total invested  =  -137.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$265,450
Purchase (95% LTV)
$251,750
Rehab (100%)
$13,700
Loan-to-ARV
96.9%
Monthly Interest
$2,210/mo
Down Payment5% of $265,000 purchase
$13,250
+
Origination Fee1 pts on $265,450 loan
$2,655
+
Closing Costs5% of purchase
$13,250
=
Cash to First Close
$29,155
Holding Period — 6 Months
HML Interest9.99% IO · $2,210/mo × 6$13,259
Property Taxes$293/mo × 6$1,759
Insurance$232/mo × 6$1,394
Total Holding Costs$16,412
Contingency Reserve10% of rehab — held, not at first close$1,370
Sale Event — Second Close
Sale Price (ARV)
$274,000
−
HML Principal Payofffull IO loan balance
$265,450
−
Closing Costs3.5% of sale price
$9,590
−
Realtor Commission6% of sale price
$16,440
=
Net Proceeds to You
−$17,480
Deal Summary
Net Proceeds at Closing
−$17,480
−
Cash to First Close
$29,155
−
Holding Costs (6 mo)
$16,412
−
Contingency Reserve
$1,370
=
NET PROFIT
−$64,416
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$203,740−$61,260
15%$202,112−$62,888
20% ←$200,506−$64,494
25%$198,923−$66,077
30%$197,361−$67,639
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
0.724x
DSCR
Cash to Close
$87,680
single close · no bridge
Monthly Cash Flow
−$393/mo
Cash-on-Cash Yr 1
-5.4%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$212,000
LTV (80% of ARV)
77.4%
Monthly P&I
$1,425/mo
Equity at Close
$53,000
Down Payment20.0% of $265,000 purchase
$53,000
+
Origination Fee1 pts on $212,000
$2,120
+
DSCR Closing Coststitle / appraisal / escrow
$4,240
+
Acquisition Closing5% of purchase
$13,250
+
Rehab Budgetcash, not financed by DSCR loan
$13,700
Contingency Reserve10% of rehab$1,370
=
Total Cash to Close
$87,680
Equity Position — Day 1 Post-Refi
Property Value
$274,000
−
DSCR Loan Balance
$212,000
=
Equity in Property
$62,000 (22.6%)
−
Capital Left in Deal
$87,680
=
Value Created
−$25,680
$62,000 equity on $87,680 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,769
−
Property Taxes
$293
−
Insurance
$232
−
Maintenance (6% rent)
$106
−
Management (6% rent)
$106
=
OpEx Subtotal
$738
=
Net Operating Income
$1,031
−
DSCR P&I
$1,425/mo
=
Net Cash Flow
−$393/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.724x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.907x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,216/mo+$447 needed
1.10x$2,378/mo+$609 needed
1.20x$2,540/mo+$771 needed
1.30x ←$2,702/mo+$933 needed
1.40x$2,864/mo+$1,095 needed
1609 N Pacific St, Conroe, TX 77301 — MX Analyzer