25486 Blossom Ct, Montgomery, TX 77316
Montgomery, 77316
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Listing Agent
Heather Stellakis
(832) 797-9301heatherstellakis@gmail.com
MMX Group/25486 Blossom Ct, Montgomery, TX 77316
Flip-125.2%✗
HM→DSCR1.029x✗
Cash→DSCR1.029x✗
New Deal

25486 Blossom Ct, Montgomery, TX 77316

4bd / 3ba · 2,099 sqft · built 2024 · Single FamilyAnalyzed Jul 30, 2026
DSCR
1.021x
FAIL
NOI ÷ debt service
Lender DSCR
1.154x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
$33/mo
PASS
post all expenses · day 1
Cash to Close
$96,345
80% LTV · single close
Value Generated
$1,650
ARV − purchase − rehab
Starting Equity %
24.4%
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
-125.2%
Flip ROI
Cash to First Close
$31,909
what you bring day 1
Net Profit
−$64,745
Max Bid @ 20%
$224,381
−$64,745 profit  ÷  $51,730 total invested  =  -125.2%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$290,850
Purchase (95% LTV)
$275,500
Rehab (100%)
$15,350
Loan-to-ARV
94.7%
Monthly Interest
$2,421/mo
Down Payment5% of $290,000 purchase
$14,500
+
Origination Fee1 pts on $290,850 loan
$2,909
+
Closing Costs5% of purchase
$14,500
=
Cash to First Close
$31,909
Holding Period — 6 Months
HML Interest9.99% IO · $2,421/mo × 6$14,528
Property Taxes$372/mo × 6$2,232
Insurance$254/mo × 6$1,527
Total Holding Costs$18,286
Contingency Reserve10% of rehab — held, not at first close$1,535
Sale Event — Second Close
Sale Price (ARV)
$307,000
−
HML Principal Payofffull IO loan balance
$290,850
−
Closing Costs3.5% of sale price
$10,745
−
Realtor Commission6% of sale price
$18,420
=
Net Proceeds to You
−$13,015
Deal Summary
Net Proceeds at Closing
−$13,015
−
Cash to First Close
$31,909
−
Holding Costs (6 mo)
$18,286
−
Contingency Reserve
$1,535
=
NET PROFIT
−$64,745
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$228,024−$61,976
15%$226,190−$63,810
20% ←$224,381−$65,619
25%$222,598−$67,402
30%$220,839−$69,161
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
1.021x
DSCR
Cash to Close
$96,345
single close · no bridge
Monthly Cash Flow
$33/mo
Cash-on-Cash Yr 1
0.4%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$232,000
LTV (80% of ARV)
75.6%
Monthly P&I
$1,559/mo
Equity at Close
$58,000
Down Payment20.0% of $290,000 purchase
$58,000
+
Origination Fee1 pts on $232,000
$2,320
+
DSCR Closing Coststitle / appraisal / escrow
$4,640
+
Acquisition Closing5% of purchase
$14,500
+
Rehab Budgetcash, not financed by DSCR loan
$15,350
Contingency Reserve10% of rehab$1,535
=
Total Cash to Close
$96,345
Equity Position — Day 1 Post-Refi
Property Value
$307,000
−
DSCR Loan Balance
$232,000
=
Equity in Property
$75,000 (24.4%)
−
Capital Left in Deal
$96,345
=
Value Created
−$21,345
$75,000 equity on $96,345 deployed = 0.8× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,521
−
Property Taxes
$372
−
Insurance
$254
−
Maintenance (6% rent)
$151
−
Management (6% rent)
$151
=
OpEx Subtotal
$929
=
Net Operating Income
$1,592
−
DSCR P&I
$1,559/mo
=
Net Cash Flow
$33/mo
DSCR Ratios
DSCR (NOI / Debt Service)
1.021x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.154x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,484/mo✓ met
1.10x$2,661/mo+$140 needed
1.20x$2,838/mo+$317 needed
1.30x ←$3,015/mo+$494 needed
1.40x$3,192/mo+$671 needed