29475 Forest Floor Ln, Spring, TX 77386
Spring, 77386
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Listing Agent
Mumme, W. Jeff
(361) 992-9231jeffmumme@coldwellbanker.com
MMX Group/29475 Forest Floor Ln, Spring, TX 77386
Flip-160.1%✗
HM→DSCR0.827x✗
Cash→DSCR0.827x✗
New Deal

29475 Forest Floor Ln, Spring, TX 77386

3bd / 2.5ba · 2,101 sqft · built 2011 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.775x
FAIL
NOI ÷ debt service
Lender DSCR
0.954x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$340/mo
FAIL
post all expenses · day 1
Cash to Close
$96,544
80% LTV · single close
Value Generated
$17,950
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
-160.1%
Flip ROI
Cash to First Close
$31,337
what you bring day 1
Net Profit
−$80,999
Max Bid @ 20%
$205,275
−$80,999 profit  ÷  $50,599 total invested  =  -160.1%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$284,705
Purchase (95% LTV)
$270,655
Rehab (100%)
$14,050
Loan-to-ARV
101.3%
Monthly Interest
$2,370/mo
Down Payment5% of $284,900 purchase
$14,245
+
Origination Fee1 pts on $284,705 loan
$2,847
+
Closing Costs5% of purchase
$14,245
=
Cash to First Close
$31,337
Holding Period — 6 Months
HML Interest9.99% IO · $2,370/mo × 6$14,221
Property Taxes$357/mo × 6$2,141
Insurance$249/mo × 6$1,495
Total Holding Costs$17,857
Contingency Reserve10% of rehab — held, not at first close$1,405
Sale Event — Second Close
Sale Price (ARV)
$281,000
−
HML Principal Payofffull IO loan balance
$284,705
−
Closing Costs3.5% of sale price
$9,835
−
Realtor Commission6% of sale price
$16,860
=
Net Proceeds to You
−$30,400
Deal Summary
Net Proceeds at Closing
−$30,400
−
Cash to First Close
$31,337
−
Holding Costs (6 mo)
$17,857
−
Contingency Reserve
$1,405
=
NET PROFIT
−$80,999
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$208,617−$76,283
15%$206,934−$77,966
20% ←$205,275−$79,625
25%$203,639−$81,261
30%$202,026−$82,874
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
0.775x
DSCR
Cash to Close
$96,544
single close · no bridge
Monthly Cash Flow
−$340/mo
Cash-on-Cash Yr 1
-4.2%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$224,800
LTV (80% of ARV)
80.0%
Monthly P&I
$1,511/mo
Equity at Close
$56,200
Down Payment21.1% of $284,900 purchase
$60,100
+
Origination Fee1 pts on $224,800
$2,248
+
DSCR Closing Coststitle / appraisal / escrow
$4,496
+
Acquisition Closing5% of purchase
$14,245
+
Rehab Budgetcash, not financed by DSCR loan
$14,050
Contingency Reserve10% of rehab$1,405
=
Total Cash to Close
$96,544
Equity Position — Day 1 Post-Refi
Property Value
$281,000
−
DSCR Loan Balance
$224,800
=
Equity in Property
$56,200 (20.0%)
−
Capital Left in Deal
$96,544
=
Value Created
−$40,344
$56,200 equity on $96,544 deployed = 0.6× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,019
−
Property Taxes
$357
−
Insurance
$249
−
Maintenance (6% rent)
$121
−
Management (6% rent)
$121
=
OpEx Subtotal
$848
=
Net Operating Income
$1,171
−
DSCR P&I
$1,511/mo
=
Net Cash Flow
−$340/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.775x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.954x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,405/mo+$386 needed
1.10x$2,577/mo+$558 needed
1.20x$2,749/mo+$730 needed
1.30x ←$2,920/mo+$901 needed
1.40x$3,092/mo+$1,073 needed