Each property qualifies on its own rent.
Adjust any property's monthly rent and payment below. The 1.00x line is break-even — rent exactly equals the payment. A new door arrives with its own rent and its own ratio, and changes nothing about the ones already there.
Choose the property. Then choose the debt.
Every rental model has a different income story, operating burden, and leverage ceiling. Select a property lens to see the case for it, the friction against it, and the evidence an underwriter will ask for.
Reserves are months of PITIA liquidity. An em dash means that lens is assessed per file — the numbers are set on the deal, not that leverage is unavailable. Figures are program parameters shown for comparison across property types, not an offer of credit. Greenstreet is a mortgage broker; terms, pricing, and eligibility are set by the lender on each file.
Single Family Rental (SFR)
Single Family Residential is the bedrock of DSCR lending. Qualification is 100% property-based using appraised market rent (FNMA Form 1007) or active lease agreement.
- Built for
- Buy-and-Hold Investors seeking long-term debt lock with zero W-2/Tax Return friction.
- Debt path
- 30-Year Fixed or 5/6 ARM
- Income evidence
- LOWER of Signed Lease or Form 1007 Appraisal Market Rent
Why this loan fits
A 30-Year Fixed DSCR loan locks low debt service for three decades with no refinancing risk. Switch to a 5/6 ARM if initial rate buydown is needed to clear 1.25x DSCR.
Tax and depreciation note
Reclassify 20–25% of building basis into 5/7/15-year bonus depreciation under OBBBA rules, creating massive year-1 passive loss offsets.
Decision checkpoint
Stress one full vacancy, a major system replacement, and realistic property-management costs before relying on the headline cash flow.
The investment case
- Deep tenant demand and familiar lease structures in most markets
- Straightforward comparable sales can support valuation and resale
- Simpler operations than multi-tenant or mixed-use properties
The operating friction
- One vacancy can remove the property's entire rental income
- A major repair is supported by only one rent stream
- Scaling a scattered portfolio can increase travel and vendor complexity
- 01
No personal tax returns, W-2s, or DTI calculation required
- 02
Qualify at 0.75x–1.00x DSCR with LTV adjustments (up to 80% LTV at 1.25x+)
- 03
Borrower can vest in an LLC, S-Corp, C-Corp, or Individual name
- 04
Prepayment-penalty rules encoded for 47 states and DC, each with its statutory citation — including the common 5/4/3/2/1 and 3/2/1 step-downs, where the fee shrinks every year you hold the loan
Everything a DSCR Investor Needs to Know
No W-2s, no personal tax returns, and zero DTI calculations. Underwrite deals strictly on property rental coverage, credit score, reserves, and LLC vesting.
How Coverage Ratio Dictates Your Rate & Max LTV
Greenstreet models every deal on Dual-Track DSCR Science. Track 1 measures Lender Approval Qualification (Gross Rent ÷ PITIA). Track 2 measures Real Investor Net Cash Flow (factoring 8% vacancy, 8% property management, maintenance reserves, and property tax reassessments).
| Coverage Floor | Purchase LTV | Refi LTV | Min FICO | PITIA Reserves | Pricing Impact |
|---|---|---|---|---|---|
| 1.25x+ (Strong Coverage) | Up to 80% | Up to 75% | 660+ | 3 Months | Best Par Pricing (-0.25% Rate) |
| 1.00x – 1.24x (Standard Floor) | Up to 75% | Up to 70% | 680+ | 6 Months | Standard Par Rate |
| 0.75x – 0.99x (Low-Ratio) | Up to 70% | Up to 65% | 700+ | 6–12 Months | +0.375% Rate Adjustment |
| No-Ratio (< 0.75x or Vacant) | Up to 65% | Up to 60% | 720+ | 12 Months | +0.625% Rate Adjustment |
Greenstreet Investor Scenario Suite
DSCR Coverage & Rates
Calculate the rent-to-payment ratio, the full monthly payment (PITIA — principal, interest, taxes, insurance, HOA), and where your file lands on the rate tiers.
Short-Term Rental Tool
Underwrite Airbnbs and resort cabins using AirDNA projections or 12-mo actuals.
State Penalty Rules — 47 + DC
Check state-by-state prepayment penalty legal caps, thresholds, and LLC exemptions.
Cost Seg & Tax Engine
Estimate Year-1 OBBBA 100% bonus depreciation and passive loss tax offsets.
10-Yr Cash Flow & IRR
Project multi-year cash-on-cash yield, equity accumulation, and IRR waterfall.
Commercial 5+ & Mixed-Use
Underwrite commercial multi-family and mixed-use storefront properties.