17810 Clearlight Ln, Spring, TX 77379
Spring, 77379
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Listing Agent
Melanie Aguirre
(832) 331-0983melanielozano@hotmail.com
MMX Group/17810 Clearlight Ln, Spring, TX 77379
Flip-26.1%✗
HM→DSCR0.797x✗
Cash→DSCR0.797x✗
New Deal

17810 Clearlight Ln, Spring, TX 77379

5bd / 3.5ba · 2,979 sqft · built 1981 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.971x
FAIL
NOI ÷ debt service
Lender DSCR
1.115x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$47/mo
FAIL
post all expenses · day 1
Cash to Close
$108,330
80% LTV · single close
Value Generated
$63,000
ARV − purchase − rehab
Starting Equity %
38.4%
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
-26.1%
Flip ROI
Cash to First Close
$32,553
what you bring day 1
Net Profit
−$14,636
Max Bid @ 20%
$272,422
−$14,636 profit  ÷  $56,001 total invested  =  -26.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$305,250
Purchase (95% LTV)
$280,250
Rehab (100%)
$25,000
Loan-to-ARV
79.7%
Monthly Interest
$2,541/mo
Down Payment5% of $295,000 purchase
$14,750
+
Origination Fee1 pts on $305,250 loan
$3,053
+
Closing Costs5% of purchase
$14,750
=
Cash to First Close
$32,553
Holding Period — 6 Months
HML Interest9.99% IO · $2,541/mo × 6$15,247
Property Taxes$684/mo × 6$4,102
Insurance$267/mo × 6$1,600
Total Holding Costs$20,949
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$383,000
−
HML Principal Payofffull IO loan balance
$305,250
−
Closing Costs3.5% of sale price
$13,405
−
Realtor Commission6% of sale price
$22,980
=
Net Proceeds to You
$41,365
Deal Summary
Net Proceeds at Closing
$41,365
−
Cash to First Close
$32,553
−
Holding Costs (6 mo)
$20,949
−
Contingency Reserve
$2,500
=
NET PROFIT
−$14,636
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$277,062−$17,938
15%$274,726−$20,274
20% ←$272,422−$22,578
25%$270,151−$24,849
30%$267,912−$27,088
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
0.971x
DSCR
Cash to Close
$108,330
single close · no bridge
Monthly Cash Flow
−$47/mo
Cash-on-Cash Yr 1
-0.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$236,000
LTV (80% of ARV)
61.6%
Monthly P&I
$1,586/mo
Equity at Close
$59,000
Down Payment20.0% of $295,000 purchase
$59,000
+
Origination Fee1 pts on $236,000
$2,360
+
DSCR Closing Coststitle / appraisal / escrow
$4,720
+
Acquisition Closing5% of purchase
$14,750
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$108,330
Equity Position — Day 1 Post-Refi
Property Value
$383,000
−
DSCR Loan Balance
$236,000
=
Equity in Property
$147,000 (38.4%)
−
Capital Left in Deal
$108,330
=
Value Created
$38,670
$147,000 equity on $108,330 deployed = 1.4× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,829
−
Property Taxes
$684
−
Insurance
$267
−
Maintenance (6% rent)
$170
−
Management (6% rent)
$170
=
OpEx Subtotal
$1,290
=
Net Operating Income
$1,539
−
DSCR P&I
$1,586/mo
=
Net Cash Flow
−$47/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.971x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.115x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,882/mo+$53 needed
1.10x$3,062/mo+$233 needed
1.20x$3,243/mo+$414 needed
1.30x ←$3,423/mo+$594 needed
1.40x$3,603/mo+$774 needed
17810 Clearlight Ln, Spring, TX 77379 — MX Analyzer