Investment property financing built for Pennsylvania
Pennsylvania pairs two major metros at opposite corners of the state — Greater Philadelphia in the southeast and Pittsburgh in the west — with a deep bench of mid-size markets in between: Allentown and the Lehigh Valley, Harrisburg, Lancaster, Reading, Scranton/Wilkes-Barre, and Erie. New City Financial helps investors fund deals across all of them the way they actually operate — on the strength of the property, not a stack of personal paperwork. We provide business-purpose financing on Pennsylvania rental, multifamily, industrial, and commercial real estate with 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 Pennsylvania market: self-employed and portfolio investors, LLC-titled property, and out-of-state buyers chasing the state’s logistics and “eds and meds” fundamentals. Whether you’re acquiring a rowhome rental in Philadelphia, refinancing a value-add apartment building in Pittsburgh, or financing a small-bay warehouse along the I-78/I-81 corridor, you get one lender, one set of terms, and a straight answer quickly.
DSCR loans in Pennsylvania
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 Pennsylvania investors use DSCR loans to buy, refinance, or pull cash out of rentals and commercial property without tax returns.
Pennsylvania investors work markets from Philadelphia and Pittsburgh to Allentown, Harrisburg, and Erie. In Philadelphia, each rental property needs a city rental license, so have it current before you refinance. Because a DSCR loan qualifies on the property’s rent rather than your tax returns, it fits LLC-owned and self-employed investors across the state.
Refinancing? See our DSCR refinance program or the commercial real estate refinance guide.
Loan programs for Pennsylvania investors
Every New City Financial program is available on qualifying Pennsylvania 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 Pennsylvania
We lend on business-purpose investment and commercial real estate across Pennsylvania — 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 Pennsylvania 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 Pennsylvania? Get your number in minutes.
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Pennsylvania commercial loan FAQs
Does New City Financial lend on investment property in Pennsylvania?
Yes. We finance business-purpose investment and commercial real estate across Pennsylvania — from Philadelphia and its collar counties through Pittsburgh, the Lehigh Valley, Harrisburg, Lancaster, Reading, and Scranton/Wilkes-Barre. Loans run from $75K to $50MM at up to 75% LTV.
Can I get a Pennsylvania 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 Pennsylvania’s self-employed and portfolio investors.
What credit score do I need for a DSCR loan in Pennsylvania?
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 Pennsylvania asset can carry the loan even when personal credit is imperfect.
How fast can you close a commercial loan in Pennsylvania?
Most Pennsylvania files close in under three weeks. Investor-focused underwriting and minimal documentation keep the process fast — important along the competitive I-78/I-81 logistics corridor and in tight urban submarkets.
What loan-to-value can I get on Pennsylvania 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.
Do you lend outside Philadelphia and Pittsburgh?
Yes. Beyond the two major metros we finance property throughout Pennsylvania’s mid-size markets — Allentown and the Lehigh Valley, Harrisburg, Lancaster, Reading, Erie, and the Scranton/Wilkes-Barre corridor — on the same set of terms.
Financing your Pennsylvania deal with New City Financial
New City Financial provides business-purpose financing on Pennsylvania 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.