16905 Rich Pines Dr, Conroe, TX 77302
Conroe, 77302
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Listing Agent
Herma Young
(409) 350-2877hermayn47@aol.com
MMX Group/16905 Rich Pines Dr, Conroe, TX 77302
Flip-91.1%✗
HM→DSCR1.141x✗
Cash→DSCR1.141x✗
New Deal

16905 Rich Pines Dr, Conroe, TX 77302

3bd / 2ba · 1,556 sqft · built 2020 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.208x
FAIL
NOI ÷ debt service
Lender DSCR
1.308x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$224/mo
PASS
post all expenses · day 1
Cash to Close
$67,230
80% LTV · single close
Value Generated
$14,700
ARV − purchase − rehab
Starting Equity %
29.2%
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
-91.1%
Flip ROI
Cash to First Close
$22,500
what you bring day 1
Net Profit
−$32,881
Max Bid @ 20%
$165,466
−$32,881 profit  ÷  $36,111 total invested  =  -91.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$201,300
Purchase (95% LTV)
$190,000
Rehab (100%)
$11,300
Loan-to-ARV
89.1%
Monthly Interest
$1,676/mo
Down Payment5% of $200,000 purchase
$10,000
+
Origination Fee1 pts on $201,300 loan
$2,500
+
Closing Costs5% of purchase
$10,000
=
Cash to First Close
$22,500
Holding Period — 6 Months
HML Interest9.99% IO · $1,676/mo × 6$10,055
Property Taxes$228/mo × 6$1,370
Insurance$176/mo × 6$1,057
Total Holding Costs$12,481
Contingency Reserve10% of rehab — held, not at first close$1,130
Sale Event — Second Close
Sale Price (ARV)
$226,000
−
HML Principal Payofffull IO loan balance
$201,300
−
Closing Costs3.5% of sale price
$7,910
−
Realtor Commission6% of sale price
$13,560
=
Net Proceeds to You
$3,230
Deal Summary
Net Proceeds at Closing
$3,230
−
Cash to First Close
$22,500
−
Holding Costs (6 mo)
$12,481
−
Contingency Reserve
$1,130
=
NET PROFIT
−$32,881
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$168,128−$31,872
15%$166,788−$33,212
20% ←$165,466−$34,534
25%$164,163−$35,837
30%$162,878−$37,122
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
1.208x
DSCR
Cash to Close
$67,230
single close · no bridge
Monthly Cash Flow
$224/mo
Cash-on-Cash Yr 1
4.0%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$160,000
LTV (80% of ARV)
70.8%
Monthly P&I
$1,075/mo
Equity at Close
$40,000
Down Payment20.0% of $200,000 purchase
$40,000
+
Origination Fee1 pts on $160,000
$1,600
+
DSCR Closing Coststitle / appraisal / escrow
$3,200
+
Acquisition Closing5% of purchase
$10,000
+
Rehab Budgetcash, not financed by DSCR loan
$11,300
Contingency Reserve10% of rehab$1,130
=
Total Cash to Close
$67,230
Equity Position — Day 1 Post-Refi
Property Value
$226,000
−
DSCR Loan Balance
$160,000
=
Equity in Property
$66,000 (29.2%)
−
Capital Left in Deal
$67,230
=
Value Created
−$1,230
$66,000 equity on $67,230 deployed = 1.0× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,936
−
Property Taxes
$228
−
Insurance
$176
−
Maintenance (6% rent)
$116
−
Management (6% rent)
$116
=
OpEx Subtotal
$637
=
Net Operating Income
$1,299
−
DSCR P&I
$1,075/mo
=
Net Cash Flow
$224/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.208x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.308x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$1,681/mo✓ met
1.10x$1,804/mo✓ met
1.20x$1,926/mo✓ met
1.30x ←$2,048/mo+$112 needed
1.40x$2,170/mo+$234 needed