17148 Gleneagle Dr S, Conroe, TX 77385
Conroe, 77385
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Listing Agent
Cherie Zarsky
(832) 233-7761realtorladyzarsky@gmail.com
MMX Group/17148 Gleneagle Dr S, Conroe, TX 77385
Flip10.0%✗
HM→DSCR0.826x✗
Cash→DSCR0.826x✗
New Deal

17148 Gleneagle Dr S, Conroe, TX 77385

3bd / 2ba · 1,749 sqft · built 2005 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.047x
FAIL
NOI ÷ debt service
Lender DSCR
1.171x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$57/mo
PASS
post all expenses · day 1
Cash to Close
$78,343
80% LTV · single close
Value Generated
$63,900
ARV − purchase − rehab
Starting Equity %
40.8%
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
10.0%
Flip ROI
Cash to First Close
$24,990
what you bring day 1
Net Profit
$4,220
Max Bid @ 20%
$221,461
$4,220 profit  ÷  $42,045 total invested  =  10.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$228,855
Purchase (95% LTV)
$213,655
Rehab (100%)
$15,200
Loan-to-ARV
75.3%
Monthly Interest
$1,905/mo
Down Payment5% of $224,900 purchase
$11,245
+
Origination Fee1 pts on $228,855 loan
$2,500
+
Closing Costs5% of purchase
$11,245
=
Cash to First Close
$24,990
Holding Period — 6 Months
HML Interest9.99% IO · $1,905/mo × 6$11,431
Property Taxes$484/mo × 6$2,904
Insurance$200/mo × 6$1,201
Total Holding Costs$15,535
Contingency Reserve10% of rehab — held, not at first close$1,520
Sale Event — Second Close
Sale Price (ARV)
$304,000
−
HML Principal Payofffull IO loan balance
$228,855
−
Closing Costs3.5% of sale price
$10,640
−
Realtor Commission6% of sale price
$18,240
=
Net Proceeds to You
$46,265
Deal Summary
Net Proceeds at Closing
$46,265
−
Cash to First Close
$24,990
−
Holding Costs (6 mo)
$15,535
−
Contingency Reserve
$1,520
=
NET PROFIT
$4,220
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$225,120✓ ok
15%$223,277−$1,623
20% ←$221,461−$3,439
25%$219,670−$5,230
30%$217,904−$6,996
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
1.047x
DSCR
Cash to Close
$78,343
single close · no bridge
Monthly Cash Flow
$57/mo
Cash-on-Cash Yr 1
0.9%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$179,920
LTV (80% of ARV)
59.2%
Monthly P&I
$1,209/mo
Equity at Close
$44,980
Down Payment20.0% of $224,900 purchase
$44,980
+
Origination Fee1 pts on $179,920
$1,799
+
DSCR Closing Coststitle / appraisal / escrow
$3,598
+
Acquisition Closing5% of purchase
$11,245
+
Rehab Budgetcash, not financed by DSCR loan
$15,200
Contingency Reserve10% of rehab$1,520
=
Total Cash to Close
$78,343
Equity Position — Day 1 Post-Refi
Property Value
$304,000
−
DSCR Loan Balance
$179,920
=
Equity in Property
$124,080 (40.8%)
−
Capital Left in Deal
$78,343
=
Value Created
$45,737
$124,080 equity on $78,343 deployed = 1.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,216
−
Property Taxes
$484
−
Insurance
$200
−
Maintenance (6% rent)
$133
−
Management (6% rent)
$133
=
OpEx Subtotal
$950
=
Net Operating Income
$1,266
−
DSCR P&I
$1,209/mo
=
Net Cash Flow
$57/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.047x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.171x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,151/mo✓ met
1.10x$2,289/mo+$73 needed
1.20x$2,426/mo+$210 needed
1.30x ←$2,563/mo+$347 needed
1.40x$2,701/mo+$485 needed