4706 Owens Creek Ln, Spring, TX 77388
Spring, 77388
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Listing Agent
Marcia Warner
(936) 228-0000mwarner@cbunited.com
MMX Group/4706 Owens Creek Ln, Spring, TX 77388
Flip-62.7%✗
HM→DSCR0.704x✗
Cash→DSCR0.704x✗
New Deal

4706 Owens Creek Ln, Spring, TX 77388

3bd / 2ba · 1,686 sqft · built 1980 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.839x
FAIL
NOI ÷ debt service
Lender DSCR
1.028x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$173/mo
FAIL
post all expenses · day 1
Cash to Close
$82,273
80% LTV · single close
Value Generated
$29,100
ARV − purchase − rehab
Starting Equity %
37.0%
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
-62.7%
Flip ROI
Cash to First Close
$22,490
what you bring day 1
Net Profit
−$25,176
Max Bid @ 20%
$171,253
−$25,176 profit  ÷  $40,141 total invested  =  -62.7%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$214,905
Purchase (95% LTV)
$189,905
Rehab (100%)
$25,000
Loan-to-ARV
84.6%
Monthly Interest
$1,789/mo
Down Payment5% of $199,900 purchase
$9,995
+
Origination Fee1 pts on $214,905 loan
$2,500
+
Closing Costs5% of purchase
$9,995
=
Cash to First Close
$22,490
Holding Period — 6 Months
HML Interest9.99% IO · $1,789/mo × 6$10,735
Property Taxes$549/mo × 6$3,292
Insurance$187/mo × 6$1,125
Total Holding Costs$15,151
Contingency Reserve10% of rehab — held, not at first close$2,500
Sale Event — Second Close
Sale Price (ARV)
$254,000
−
HML Principal Payofffull IO loan balance
$214,905
−
Closing Costs3.5% of sale price
$8,890
−
Realtor Commission6% of sale price
$15,240
=
Net Proceeds to You
$14,965
Deal Summary
Net Proceeds at Closing
$14,965
−
Cash to First Close
$22,490
−
Holding Costs (6 mo)
$15,151
−
Contingency Reserve
$2,500
=
NET PROFIT
−$25,176
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$174,368−$25,532
15%$172,799−$27,101
20% ←$171,253−$28,647
25%$169,728−$30,172
30%$168,224−$31,676
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
0.839x
DSCR
Cash to Close
$82,273
single close · no bridge
Monthly Cash Flow
−$173/mo
Cash-on-Cash Yr 1
-2.5%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$159,920
LTV (80% of ARV)
63.0%
Monthly P&I
$1,075/mo
Equity at Close
$39,980
Down Payment20.0% of $199,900 purchase
$39,980
+
Origination Fee1 pts on $159,920
$1,599
+
DSCR Closing Coststitle / appraisal / escrow
$3,198
+
Acquisition Closing5% of purchase
$9,995
+
Rehab Budgetcash, not financed by DSCR loan
$25,000
Contingency Reserve10% of rehab$2,500
=
Total Cash to Close
$82,273
Equity Position — Day 1 Post-Refi
Property Value
$254,000
−
DSCR Loan Balance
$159,920
=
Equity in Property
$94,080 (37.0%)
−
Capital Left in Deal
$82,273
=
Value Created
$11,807
$94,080 equity on $82,273 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$1,861
−
Property Taxes
$549
−
Insurance
$187
−
Maintenance (6% rent)
$112
−
Management (6% rent)
$112
=
OpEx Subtotal
$959
=
Net Operating Income
$902
−
DSCR P&I
$1,075/mo
=
Net Cash Flow
−$173/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.839x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.028x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$2,058/mo+$197 needed
1.10x$2,180/mo+$319 needed
1.20x$2,302/mo+$441 needed
1.30x ←$2,424/mo+$563 needed
1.40x$2,546/mo+$685 needed
4706 Owens Creek Ln, Spring, TX 77388 — MX Analyzer