17610 Rosette Grass Dr, Conroe, TX 77385
Conroe, 77385
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Listing Agent
Rebecca Striebeck
MMX Group/17610 Rosette Grass Dr, Conroe, TX 77385
Flip-126.0%✗
HM→DSCR0.479x✗
Cash→DSCR0.479x✗
New Deal

17610 Rosette Grass Dr, Conroe, TX 77385

4bd / 2.5ba · 2,280 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.485x
FAIL
NOI ÷ debt service
Lender DSCR
0.783x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$885/mo
FAIL
post all expenses · day 1
Cash to Close
$115,180
80% LTV · single close
Value Generated
$1,000
ARV − purchase − rehab
Starting Equity %
26.0%
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
-126.0%
Flip ROI
Cash to First Close
$35,290
what you bring day 1
Net Profit
−$76,858
Max Bid @ 20%
$242,177
−$76,858 profit  ÷  $60,988 total invested  =  -126.0%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$329,000
Purchase (95% LTV)
$304,000
Rehab (100%)
$25,000
Loan-to-ARV
95.1%
Monthly Interest
$2,739/mo
Down Payment5% of $320,000 purchase
$16,000
+
Origination Fee1 pts on $329,000 loan
$3,290
+
Closing Costs5% of purchase
$16,000
=
Cash to First Close
$35,290
Holding Period — 6 Months
HML Interest9.99% IO · $2,739/mo × 6$16,434
Property Taxes$840/mo × 6$5,040
Insurance$288/mo × 6$1,725
Total Holding Costs$23,198
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$346,000
−
HML Principal Payofffull IO loan balance
$329,000
−
Closing Costs3.5% of sale price
$12,110
−
Realtor Commission6% of sale price
$20,760
=
Net Proceeds to You
−$15,870
Deal Summary
Net Proceeds at Closing
−$15,870
−
Cash to First Close
$35,290
−
Holding Costs (6 mo)
$23,198
−
Contingency Reserve
$2,500
=
NET PROFIT
−$76,858
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$246,466−$73,534
15%$244,307−$75,693
20% ←$242,177−$77,823
25%$240,078−$79,922
30%$238,008−$81,992
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
0.485x
DSCR
Cash to Close
$115,180
single close · no bridge
Monthly Cash Flow
−$885/mo
Cash-on-Cash Yr 1
-9.2%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$256,000
LTV (80% of ARV)
74.0%
Monthly P&I
$1,720/mo
Equity at Close
$64,000
Down Payment20.0% of $320,000 purchase
$64,000
+
Origination Fee1 pts on $256,000
$2,560
+
DSCR Closing Coststitle / appraisal / escrow
$5,120
+
Acquisition Closing5% of purchase
$16,000
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$115,180
Equity Position — Day 1 Post-Refi
Property Value
$346,000
−
DSCR Loan Balance
$256,000
=
Equity in Property
$90,000 (26.0%)
−
Capital Left in Deal
$115,180
=
Value Created
−$25,180
$90,000 equity on $115,180 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,230
−
Property Taxes
$840
−
Insurance
$288
−
Maintenance (6% rent)
$134
−
Management (6% rent)
$134
=
OpEx Subtotal
$1,395
=
Net Operating Income
$835
−
DSCR P&I
$1,720/mo
=
Net Cash Flow
−$885/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.485x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.783x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,236/mo+$1,006 needed
1.10x$3,432/mo+$1,202 needed
1.20x$3,627/mo+$1,397 needed
1.30x ←$3,823/mo+$1,593 needed
1.40x$4,018/mo+$1,788 needed
17610 Rosette Grass Dr, Conroe, TX 77385 — MX Analyzer