Investment property financing built for California
California is the largest and most diverse investment-property market in the country, spanning Greater Los Angeles and Orange County, San Diego, the Inland Empire, the San Francisco Bay Area and Silicon Valley, and the more affordable Central Valley and Sacramento markets. New City Financial helps investors move in these competitive, supply-constrained markets the way they actually operate — on the strength of the property, not a stack of personal paperwork — with business-purpose financing and a fast, predictable process from quote to close.
Because we underwrite the asset’s cash flow rather than your tax returns, our programs fit the realities of the California market: self-employed and high-net-worth investors with complex returns, LLC- and partnership-held property, and portfolio owners scaling across regions. Whether you’re acquiring a rental in San Diego, refinancing an apartment building in Los Angeles, or pulling cash out of an Inland Empire portfolio, you get one lender, one set of terms, and a straight answer quickly.
DSCR loans in California
A DSCR loan qualifies on the property’s income instead of your personal income: we divide its net operating income by the annual loan payments (the debt-service coverage ratio) and lend from a 1.0 DSCR, with up to 75% LTV, $75K–$50MM, and credit from a 500 FICO. That’s why many California investors use DSCR loans to buy, refinance, or pull cash out of rentals and commercial property without tax returns.
California rental income is shaped by rent rules: the Tenant Protection Act (AB 1482) limits annual rent increases on many buildings more than 15 years old to 5% plus inflation, capped at 10%, and cities such as Los Angeles and San Francisco have stricter local rent control. We underwrite California DSCR loans on in-place rents and the increases those rules allow. Refinancing does not trigger a Proposition 13 reassessment, so a long-held property’s tax bill — and its net operating income — stays put.
Refinancing? See our DSCR refinance program or the commercial real estate refinance guide.
Loan programs for California investors
Every New City Financial program is available on qualifying California investment and commercial property. Not sure which fits your deal? Start the form and we’ll route you to the right one.
Cash-Out Refinance
Tap into your property's equity to access capital for your next investment or business opportunity.
Learn moreDSCR Refinance
Refinance your investment property based on cash flow rather than personal income.
Learn moreMulti-Family & Apartment Loans
Financing solutions for apartment complexes and multifamily residential properties of all sizes.
Learn moreDSCR Loans
Qualify on the property's rental cash flow, not your personal income — purchase investment property with no tax returns.
Learn moreFix and Flip Loans
Fast funding for fix-and-flip projects with competitive rates and flexible terms designed for investors.
Learn moreARV Loans
Loans based on the after-repair value of your property, not just the current value.
Learn moreForeign Investor Loans
Financing solutions for international investors looking to purchase commercial and investment properties.
Learn moreProperty types we finance in California
We lend on business-purpose investment and commercial real estate across California — from single-family rentals and small multifamily to larger apartment, retail, office, industrial, and mixed-use assets. Owner-occupied commercial space is eligible; primary residences are not.
Why California investors choose New City Financial
We finance the property, not your paperwork
Approval is based on the property’s rental income (its DSCR) — no personal tax returns, W-2s, or employment verification. Ideal for investors with strong properties but complex personal finances.
Considered from a 500 FICO
Where most lenders draw the line at a 620–680 score, a cash-flowing, business-purpose property can carry the loan. First-time and portfolio investors are both welcome.
Close in under 3 weeks
Investor-focused underwriting and minimal paperwork mean most files fund fast — the speed that wins competitive deals and lets you scale.
One lender, consistent terms
Up to 75% LTV, loans from $75K to $50MM, on a single set of terms across 40+ states — so you can grow a portfolio without switching lenders deal to deal.
Financing a property in California? Get your number in minutes.
Checking your rate is a soft inquiry — it won’t affect your credit score, and there’s no obligation.
California commercial loan FAQs
Does New City Financial lend on investment property in California?
Yes. We finance business-purpose investment and commercial real estate throughout California — from Los Angeles, Orange County, and San Diego through the Inland Empire to San Jose, San Francisco, and Sacramento. Loans run from $75K to $50MM at up to 75% LTV.
Can I get a California commercial loan without tax returns?
Yes. Our DSCR programs qualify the loan on the property’s rental cash flow rather than your personal income, so no tax returns, W-2s, or employment verification are required — a strong fit for California’s many self-employed and high-net-worth investors with complex returns.
What credit score do I need for a DSCR loan in California?
Credit is considered from a 500 FICO. Because approval leans on the property’s cash flow and a standard loan-to-value of up to 75%, a strong Los Angeles or Bay Area asset can carry the loan even when personal credit is imperfect.
How fast can you close a commercial loan in California?
Most California files close in under three weeks. Investor-focused underwriting and minimal paperwork keep the process fast — important in California’s competitive, supply-constrained markets where speed wins deals.
Do you lend on California investment property held in an LLC?
Yes. Many California investors title investment property in an LLC or partnership for liability and estate reasons, and our business-purpose programs are built for entity-held assets. We finance the property on its cash flow — not the owner’s personal tax returns.
What loan-to-value can I get on California investment property?
Up to 75% LTV. You’ll typically bring 25% or more as equity; stronger credit and property cash flow generally earn better pricing. Loans range from $75K to $50MM across all eligible property types.
Financing your California deal with New City Financial
New City Financial provides business-purpose financing on California investment and commercial property — multifamily, industrial, retail, mixed-use, office, and more. Qualify on the property’s cash flow (DSCR), not your personal tax returns, with up to 75% LTV, loans from $75K to $50MM, a 500 FICO minimum, and closings in under three weeks. Owner-occupied commercial space is eligible; primary residences are not. Get a no-obligation quote in minutes, or call (855) 848-2862 to talk it through with a specialist.