6115 Allentown Dr, Spring, TX 77389
Spring, 77389
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Listing Agent
Melissa Cruz
(832) 247-9995melissa@gpteam.com
MMX Group/6115 Allentown Dr, Spring, TX 77389
Flip-64.5%✗
HM→DSCR0.750x✗
Cash→DSCR0.750x✗
New Deal

6115 Allentown Dr, Spring, TX 77389

4bd / 2.5ba · 2,173 sqft · built 1969 · Single FamilyAnalyzed Jul 30, 2026
DSCR
0.835x
FAIL
NOI ÷ debt service
Lender DSCR
1.021x
PASS
EGI ÷ P&I+tax+ins+HOA
Monthly Cash Flow
−$291/mo
FAIL
post all expenses · day 1
Cash to Close
$111,651
80% LTV · single close
Value Generated
$42,450
ARV − purchase − rehab
Starting Equity %
32.7%
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
-64.5%
Flip ROI
Cash to First Close
$36,221
what you bring day 1
Net Profit
−$39,590
Max Bid @ 20%
$283,683
−$39,590 profit  ÷  $61,345 total invested  =  -64.5%
Acquisition Event — First Close
Hard Money Loan — 9.99% Interest-Only
Loan Amount
$332,100
Purchase (95% LTV)
$312,550
Rehab (100%)
$19,550
Loan-to-ARV
84.9%
Monthly Interest
$2,765/mo
Down Payment5% of $329,000 purchase
$16,450
+
Origination Fee1 pts on $332,100 loan
$3,321
+
Closing Costs5% of purchase
$16,450
=
Cash to First Close
$36,221
Holding Period — 6 Months
HML Interest9.99% IO · $2,765/mo × 6$16,588
Property Taxes$806/mo × 6$4,838
Insurance$290/mo × 6$1,743
Total Holding Costs$23,169
Contingency Reserve10% of rehab — held, not at first close$1,955
Sale Event — Second Close
Sale Price (ARV)
$391,000
−
HML Principal Payofffull IO loan balance
$332,100
−
Closing Costs3.5% of sale price
$13,685
−
Realtor Commission6% of sale price
$23,460
=
Net Proceeds to You
$21,755
Deal Summary
Net Proceeds at Closing
$21,755
−
Cash to First Close
$36,221
−
Holding Costs (6 mo)
$23,169
−
Contingency Reserve
$1,955
=
NET PROFIT
−$39,590
Max Bid by ROI Target
ROIMax Bidvs Offer
10%$288,470−$40,530
15%$286,059−$42,941
20% ←$283,683−$45,317
25%$281,340−$47,660
30%$279,029−$49,971
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
0.835x
DSCR
Cash to Close
$111,651
single close · no bridge
Monthly Cash Flow
−$291/mo
Cash-on-Cash Yr 1
-3.1%
Acquisition — Single Close
DSCR Purchase Loan — 7.1% / 30yr · Minimal Rehab · No Bridge
Loan Amount
$263,200
LTV (80% of ARV)
67.3%
Monthly P&I
$1,769/mo
Equity at Close
$65,800
Down Payment20.0% of $329,000 purchase
$65,800
+
Origination Fee1 pts on $263,200
$2,632
+
DSCR Closing Coststitle / appraisal / escrow
$5,264
+
Acquisition Closing5% of purchase
$16,450
+
Rehab Budgetcash, not financed by DSCR loan
$19,550
Contingency Reserve10% of rehab$1,955
=
Total Cash to Close
$111,651
Equity Position — Day 1 Post-Refi
Property Value
$391,000
−
DSCR Loan Balance
$263,200
=
Equity in Property
$127,800 (32.7%)
−
Capital Left in Deal
$111,651
=
Value Created
$16,149
$127,800 equity on $111,651 deployed = 1.1× equity leverage
Monthly Income & Expenses — Post-DSCR
Gross Rent
$2,925
−
Property Taxes
$806
−
Insurance
$290
−
Maintenance (6% rent)
$176
−
Management (6% rent)
$176
=
OpEx Subtotal
$1,448
=
Net Operating Income
$1,477
−
DSCR P&I
$1,769/mo
=
Net Cash Flow
−$291/mo
DSCR Ratios
DSCR (NOI / Debt Service)
0.835x✗ Fail
Lender DSCR (EGI / P&I+tax+ins+HOA)
1.021x✓ Pass
Required Rent by DSCR Target
TargetRent Neededvs Current
1.00x$3,256/mo+$331 needed
1.10x$3,457/mo+$532 needed
1.20x$3,658/mo+$733 needed
1.30x ←$3,859/mo+$934 needed
1.40x$4,060/mo+$1,135 needed