DSCR
Loans
Purchase income-producing properties based on cash flow. Starting at 1.0 DSCR, loans $75K–$50MM, no employment verification, close in under 3 weeks.
- Competitive rates and flexible terms
- Purchase with 1.0 DSCR or higher
- Fast closings — often in under 3 weeks
- Cash flow-based qualification
- No Employment Verification Required
- No Personal Tax Returns Needed
- Multiple Property Types Financed
DSCR Deal Analyzer
Your DSCR Analysis
Why DSCR Loans?
DSCR financing is built for real estate investors. Qualification based on property cash flow means you can access capital without traditional employment verification or tax return documentation.
Fast & Simple Process
Built for investors, not the credit bureau
Qualify on the property
Approval is based on the property's rental income — not your personal tax returns or W-2s.
From a 500 FICO
Lower credit is welcome. First-time investors, too — we look at the deal, not just the score.
$75K to $50MM
From a single rental to a large portfolio or commercial asset — up to 75% LTV.
Closes under 3 weeks
Minimal paperwork and fast underwriting. No balloon payments; 3, 8 & 30-year fixed terms.
40+ states, 25+ years
A commercial lender with real tenure — funding investment property across 40+ states.
A 500 FICO doesn't disqualify you here
Most lenders require a 620–680 minimum and stop the conversation there. We don't. Because a DSCR loan is underwritten on the property's cash flow, we consider files from a 500 FICO — including borrowers who've been declined by banks and conventional programs.
If the property cash-flows and the purpose is business, your credit score is one factor, not the gatekeeper. First-time investors are welcome.
Subject to underwriting. Credit is one factor among property cash flow, LTV, and business purpose.
Financing across the investment spectrum
DSCR financing for a broad mix of business-purpose property. Owner-occupied commercial is eligible; primary residences are not.
What is a DSCR loan?
A DSCR loan is an investment-property loan that qualifies on the property’s income rather than the borrower’s. DSCR stands for debt-service coverage ratio: the property’s net operating income divided by its annual loan payments. A DSCR of 1.0 means the income exactly covers the payments; above 1.0 means it covers them with room to spare.
| Below 1.0 | The property’s income does not cover the loan payments |
|---|---|
| 1.0 | Break-even — income exactly covers the payments (our minimum) |
| 1.25 | Income covers the payments with a 25% cushion |
| 1.5 and up | Strong coverage |
Example: calculating a DSCR
A duplex rents for $4,200 a month ($50,400 a year); taxes, insurance, and other operating costs are $10,400 a year.
Net operating income = $50,400 − $10,400 = $40,000.
If the loan payments are $32,000 a year, DSCR = 40,000 ÷ 32,000 = 1.25.
Illustrative numbers only — not a quote or a commitment to lend.
DSCR loan vs. conventional investment loan
| DSCR loan | Conventional loan | |
|---|---|---|
| Qualifies on | The property’s rental income | Your personal income and debts |
| Income documents | Rent roll, leases, operating statement | Tax returns, W-2s, pay stubs |
| Borrower | An individual or an LLC / corporation | Usually an individual |
DSCR loan requirements at New City Financial
- From a 1.0 DSCR and a 500 FICO
- Up to 75% loan-to-value, $75K–$50MM
- Terms up to 30 years on stabilized property; no tax returns
Related: DSCR refinance · DSCR calculator · Commercial real estate refinance guide
Last updated October 18, 2026 · New City Financial lending team
Property Types We Finance
Explore All Property Types
We finance specialized property categories beyond what's shown here. Get a personalized quote based on your specific property.
Not all investment-property loans are equal
| Feature | NCF DSCR Loan | Traditional / bank loan |
|---|---|---|
| Approval based on | Property's rental income — no tax returns | Personal income & debt-to-income |
| Minimum credit | From a 500 FICO | Typically 620–680+ |
| Loan size | $75K – $50MM | Often capped around $1–3MM |
| Speed to close | Under 3 weeks | Weeks to months |
| Paperwork | Minimal — no W-2s or tax returns | Extensive documentation |
| First-time investors | Welcome | Often restricted |
What is a DSCR Loan?
DSCR stands for Debt Service Coverage Ratio. It measures a property's ability to cover its debt obligations using its net operating income (NOI). A DSCR of 1.25 means the property generates $1.25 in annual NOI for every $1 of annual debt service.
DSCR loans are popular among investors because they focus on the property's income rather than the borrower's personal employment income, making qualification faster and more flexible.
Why Purchase with DSCR?
DSCR purchase financing allows real estate investors to scale their portfolios without traditional employment verification. Qualify based on projected cash flow, close faster, and finance multiple property types.
With rates as competitive as traditional mortgages and closing timelines under 3 weeks, DSCR loans are the ideal vehicle for investors looking to acquire income-producing properties quickly and efficiently.
DSCR Qualification Tiers
Frequently Asked Questions
A 98% loan approval rating
Because we underwrite the property rather than your personal income — and consider files from a 500 FICO — far more applications reach a "yes" than with conventional financing. Investors who come to NCF with a cash-flowing, business-purpose property get approved at a rate banks can’t match.
Fast review, minimal paperwork, and a real answer — often within minutes of your first submission.
98% loan approval rating reflects historical performance; subject to underwriting and not guaranteed.
Ready to Scale Your Portfolio?
Get a personalized DSCR loan quote and start acquiring income-producing properties today.