25431 Blue Mistflower Dr, Montgomery, TX 77316
Montgomery, 77316
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Listing Agent
Connie Inmon
(713) 542-2845connie@connieinmon.com
MMX Group/25431 Blue Mistflower Dr, Montgomery, TX 77316
Flip-152.2%✗
HM→DSCR1.294x✗
Cash→DSCR1.294x✗
New Deal

25431 Blue Mistflower Dr, Montgomery, TX 77316

4bd / 2ba · 1,459 sqft · built 2024 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.214x
FAIL
NOI ÷ debt service
Lender DSCR
1.297x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$274/mo
PASS
post all expenses · day 1
Cash to Close
$78,631
80% LTV · single close
Value Generated
$11,950
ARV − purchase − rehab
Starting Equity %
20.0%
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
-152.2%
Flip ROI
Cash to First Close
$26,400
what you bring day 1
Net Profit
−$66,193
Max Bid @ 20%
$173,671
−$66,193 profit  ÷  $43,488 total invested  =  -152.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$239,000
Purchase (95% LTV)
$227,050
Rehab (100%)
$11,950
Loan-to-ARV
100.0%
Monthly Interest
$1,990/mo
Down Payment5% of $239,000 purchase
$11,950
+
Origination Fee1 pts on $239,000 loan
$2,500
+
Closing Costs5% of purchase
$11,950
=
Cash to First Close
$26,400
Holding Period — 6 Months
HML Interest9.99% IO · $1,990/mo × 6$11,938
Property Taxes$450/mo × 6$2,700
Insurance$209/mo × 6$1,255
Total Holding Costs$15,893
Contingency Reserve10% of rehab — held, not at first close$1,195
Sale Event — Second Close
Sale Price (ARV)
$239,000
−
HML Principal Payofffull IO loan balance
$239,000
−
Closing Costs3.5% of sale price
$8,365
−
Realtor Commission6% of sale price
$14,340
=
Net Proceeds to You
−$22,705
Deal Summary
Net Proceeds at Closing
−$22,705
−
Cash to First Close
$26,400
−
Holding Costs (6 mo)
$15,893
−
Contingency Reserve
$1,195
=
NET PROFIT
−$66,193
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$176,579−$62,421
15%$175,115−$63,885
20% ←$173,671−$65,329
25%$172,248−$66,752
30%$170,845−$68,155
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
1.214x
DSCR
Cash to Close
$78,631
single close · no bridge
Monthly Cash Flow
$274/mo
Cash-on-Cash Yr 1
4.2%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$191,200
LTV (80% of ARV)
80.0%
Monthly P&I
$1,285/mo
Equity at Close
$47,800
Down Payment20.0% of $239,000 purchase
$47,800
+
Origination Fee1 pts on $191,200
$1,912
+
DSCR Closing Coststitle / appraisal / escrow
$3,824
+
Acquisition Closing5% of purchase
$11,950
+
Rehab Budgetcash, not financed by DSCR loan
$11,950
Contingency Reserve10% of rehab$1,195
=
Total Cash to Close
$78,631
Equity Position — Day 1 Post-Refi
Property Value
$239,000
−
DSCR Loan Balance
$191,200
=
Equity in Property
$47,800 (20.0%)
−
Capital Left in Deal
$78,631
=
Value Created
−$30,831
$47,800 equity on $78,631 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,521
−
Property Taxes
$450
−
Insurance
$209
−
Maintenance (6% rent)
$151
−
Management (6% rent)
$151
=
OpEx Subtotal
$962
=
Net Operating Income
$1,559
−
DSCR P&I
$1,285/mo
=
Net Cash Flow
$274/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.214x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.297x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,209/mo✓ met
1.10x$2,355/mo✓ met
1.20x$2,501/mo✓ met
1.30x ←$2,647/mo+$126 needed
1.40x$2,793/mo+$272 needed
25431 Blue Mistflower Dr, Montgomery, TX 77316 — MX Analyzer