3652 Cub Dr, Conroe, TX 77301
Conroe, 77301
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Listing Agent
Marcia Warner
(936) 228-0000mwarner@cbunited.com
MMX Group/3652 Cub Dr, Conroe, TX 77301
Flip-71.8%✗
HM→DSCR0.600x✗
Cash→DSCR0.600x✗
New Deal

3652 Cub Dr, Conroe, TX 77301

4bd / 2.5ba · 2,061 sqft · built 2022 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.659x
FAIL
NOI ÷ debt service
Lender DSCR
0.883x
FAIL
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$418/mo
FAIL
post all expenses · day 1
Cash to Close
$77,116
80% LTV · single close
Value Generated
$25,800
ARV − purchase − rehab
Starting Equity %
31.7%
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
-71.8%
Flip ROI
Cash to First Close
$25,285
what you bring day 1
Net Profit
−$30,162
Max Bid @ 20%
$194,366
−$30,162 profit  ÷  $41,989 total invested  =  -71.8%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$229,808
Purchase (95% LTV)
$216,458
Rehab (100%)
$13,350
Loan-to-ARV
86.1%
Monthly Interest
$1,913/mo
Down Payment5% of $227,850 purchase
$11,393
+
Origination Fee1 pts on $229,808 loan
$2,500
+
Closing Costs5% of purchase
$11,393
=
Cash to First Close
$25,285
Holding Period — 6 Months
HML Interest9.99% IO · $1,913/mo × 6$11,479
Property Taxes$447/mo × 6$2,685
Insurance$201/mo × 6$1,206
Total Holding Costs$15,369
Contingency Reserve10% of rehab — held, not at first close$1,335
Sale Event — Second Close
Sale Price (ARV)
$267,000
−
HML Principal Payofffull IO loan balance
$229,808
−
Closing Costs3.5% of sale price
$9,345
−
Realtor Commission6% of sale price
$16,020
=
Net Proceeds to You
$11,828
Deal Summary
Net Proceeds at Closing
$11,828
−
Cash to First Close
$25,285
−
Holding Costs (6 mo)
$15,369
−
Contingency Reserve
$1,335
=
NET PROFIT
−$30,162
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$197,589−$30,261
15%$195,966−$31,884
20% ←$194,366−$33,484
25%$192,788−$35,062
30%$191,232−$36,618
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
0.659x
DSCR
Cash to Close
$77,116
single close · no bridge
Monthly Cash Flow
−$418/mo
Cash-on-Cash Yr 1
-6.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$182,280
LTV (80% of ARV)
68.3%
Monthly P&I
$1,225/mo
Equity at Close
$45,570
Down Payment20.0% of $227,850 purchase
$45,570
+
Origination Fee1 pts on $182,280
$1,823
+
DSCR Closing Coststitle / appraisal / escrow
$3,646
+
Acquisition Closing5% of purchase
$11,393
+
Rehab Budgetcash, not financed by DSCR loan
$13,350
Contingency Reserve10% of rehab$1,335
=
Total Cash to Close
$77,116
Equity Position — Day 1 Post-Refi
Property Value
$267,000
−
DSCR Loan Balance
$182,280
=
Equity in Property
$84,720 (31.7%)
−
Capital Left in Deal
$77,116
=
Value Created
$7,604
$84,720 equity on $77,116 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,654
−
Property Taxes
$447
−
Insurance
$201
−
Maintenance (6% rent)
$99
−
Management (6% rent)
$99
=
OpEx Subtotal
$847
=
Net Operating Income
$807
−
DSCR P&I
$1,225/mo
=
Net Cash Flow
−$418/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.659x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
0.883x✗ Fail
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,129/mo+$475 needed
1.10x$2,268/mo+$614 needed
1.20x$2,407/mo+$753 needed
1.30x ←$2,546/mo+$892 needed
1.40x$2,686/mo+$1,032 needed
3652 Cub Dr, Conroe, TX 77301 — MX Analyzer