3525 Pearl Mill Ln, Conroe, TX 77301
Conroe, 77301
View on Zillow →
Listing Agent
Kendall Talley
(615) 618-9992kendall@bridgegrouptx.com
MMX Group/3525 Pearl Mill Ln, Conroe, TX 77301
Flip-130.9%✗
HM→DSCR0.510x✗
Cash→DSCR0.510x✗
New Deal

3525 Pearl Mill Ln, Conroe, TX 77301

4bd / 2ba · 2,098 sqft · built 2021 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.500x
FAIL
NOI ÷ debt service
Lender DSCR
0.731x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$806/mo
FAIL
post all expenses · day 1
Cash to Close
$99,470
80% LTV · single close
Value Generated
$1,700
ARV − purchase − rehab
Starting Equity %
23.6%
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
-130.9%
Flip ROI
Cash to First Close
$33,007
what you bring day 1
Net Profit
−$70,020
Max Bid @ 20%
$229,463
−$70,020 profit  ÷  $53,490 total invested  =  -130.9%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$300,700
Purchase (95% LTV)
$285,000
Rehab (100%)
$15,700
Loan-to-ARV
95.8%
Monthly Interest
$2,503/mo
Down Payment5% of $300,000 purchase
$15,000
+
Origination Fee1 pts on $300,700 loan
$3,007
+
Closing Costs5% of purchase
$15,000
=
Cash to First Close
$33,007
Holding Period — 6 Months
HML Interest9.99% IO · $2,503/mo × 6$15,020
Property Taxes$386/mo × 6$2,315
Insurance$263/mo × 6$1,579
Total Holding Costs$18,913
Contingency Reserve10% of rehab — held, not at first close$1,570
Sale Event — Second Close
Sale Price (ARV)
$314,000
−
HML Principal Payofffull IO loan balance
$300,700
−
Closing Costs3.5% of sale price
$10,990
−
Realtor Commission6% of sale price
$18,840
=
Net Proceeds to You
−$16,530
Deal Summary
Net Proceeds at Closing
−$16,530
−
Cash to First Close
$33,007
−
Holding Costs (6 mo)
$18,913
−
Contingency Reserve
$1,570
=
NET PROFIT
−$70,020
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$233,192−$66,808
15%$231,314−$68,686
20% ←$229,463−$70,537
25%$227,638−$72,362
30%$225,838−$74,162
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
0.500x
DSCR
Cash to Close
$99,470
single close · no bridge
Monthly Cash Flow
−$806/mo
Cash-on-Cash Yr 1
-9.7%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$240,000
LTV (80% of ARV)
76.4%
Monthly P&I
$1,613/mo
Equity at Close
$60,000
Down Payment20.0% of $300,000 purchase
$60,000
+
Origination Fee1 pts on $240,000
$2,400
+
DSCR Closing Coststitle / appraisal / escrow
$4,800
+
Acquisition Closing5% of purchase
$15,000
+
Rehab Budgetcash, not financed by DSCR loan
$15,700
Contingency Reserve10% of rehab$1,570
=
Total Cash to Close
$99,470
Equity Position — Day 1 Post-Refi
Property Value
$314,000
−
DSCR Loan Balance
$240,000
=
Equity in Property
$74,000 (23.6%)
−
Capital Left in Deal
$99,470
=
Value Created
−$25,470
$74,000 equity on $99,470 deployed = 0.7× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,654
−
Property Taxes
$386
−
Insurance
$263
−
Maintenance (6% rent)
$99
−
Management (6% rent)
$99
=
OpEx Subtotal
$847
=
Net Operating Income
$807
−
DSCR P&I
$1,613/mo
=
Net Cash Flow
−$806/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.500x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.731x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,570/mo+$916 needed
1.10x$2,754/mo+$1,100 needed
1.20x$2,937/mo+$1,283 needed
1.30x ←$3,120/mo+$1,466 needed
1.40x$3,303/mo+$1,649 needed