DSCR rental loans
Long-term financing for 1–4 unit rentals, purchase or refinance, qualified on rent.
[CONFIRM: terms, max LTV, min DSCR, min FICO, loan size range]
Bolet DumanDSCR & private lending · Brick City
New Jersey & nationwide
DSCR loans that qualify on the rent, not your tax returns.
I'm Bolet Duman with Brick City, a private lender. I help real estate investors finance rentals, buy-and-holds and value-add deals across New Jersey and the rest of the country.
01 · The rent
The property earns rent.
A DSCR loan starts with the income the rental brings in each month, not your pay stubs or tax returns.
02 · The payment
The rent is measured against the payment.
That's the full monthly payment: principal, interest, property taxes, insurance and any HOA dues.
03 · The ratio
That ratio is your DSCR.
Rent divided by payment. Above 1.00, the rent covers it. The gauge shows the example deal in the calculator below. Change the numbers to see yours.
Your deal, live from the calculator
Calculating…
Change the numbers below and this updates.
Free tool
Start my scenario →
DSCR calculator
Put in the property value, rent and costs. You'll see the monthly payment, your debt service coverage ratio, and roughly how much loan the rent supports.
Enter your numbers
Loan amount–
Principal & interest–
Taxes, insurance, HOA–
Total payment (PITIA)–
Monthly cash flow before other costs–
Max loan at 1.00 DSCR–
Estimates for illustration only. Not a loan offer, rate quote or commitment to lend. Actual terms depend on underwriting, appraisal, credit and program guidelines.
The basics
What is a DSCR loan?
A DSCR loan is a business-purpose mortgage on a rental property. Instead of W-2s, pay stubs and tax returns, the lender looks mainly at whether the property's rent covers its payment. That makes it a fit for self-employed investors, people who write off a lot on their taxes, and anyone scaling past a handful of doors.
The number that matters is the debt service coverage ratio: rent divided by the full monthly payment.
DSCR =
Gross monthly rentPrincipal + interest + taxes + insurance + HOA
- < 1.00 Rent doesn't fully cover the payment
- 1.00 Rent covers the payment exactly
- > 1.00 Rent covers it with room to spare, which usually helps pricing and leverage
Investor financing
Loan types
Every deal is different. Here is what investors usually ask about. Send me the property and I'll tell you what fits.
Cash-out refinance
Pull equity out of a stabilized rental to fund the next acquisition or rehab.
[CONFIRM: offered? max cash-out LTV, seasoning]
Multifamily & mixed-use
2–4 family homes are everywhere in North Jersey. Ask about 5+ units and mixed-use too.
[CONFIRM: offered? unit counts, property types]
Short-term rental DSCR
Financing for vacation and Airbnb-style rentals, where local rules allow it.
[CONFIRM: offered? how STR income is underwritten]
Fix & flip / bridge
Short-term private money for acquisitions and renovations, then refinance into DSCR or sell.
[CONFIRM: offered? LTC, ARV limits, rehab draws, term]
Portfolio & blanket loans
One loan across several rentals to simplify payments and free up equity.
[CONFIRM: offered? min/max properties]
How it works
From scenario to closing
Send the deal
Address, price or value, rent and what you want to do. The calculator above is a good start.
Get terms
I'll review the numbers and come back with options that fit the property and your plan.
Apply & appraise
Complete the application, order the appraisal and rent schedule, and submit entity docs.
Close
Underwriting clears conditions, title is set, and you close.
Typical timeline: [CONFIRM or remove]
Home turf
DSCR loans and private lending in New Jersey
New Jersey has some of the highest property taxes in the country, a large stock of 2–4 family homes, and rent rules that vary town by town. All of that changes your DSCR, so it pays to check before you go under contract.
- Newark
- Jersey City
- Paterson
- Elizabeth
- East Orange
- Irvington
- Bayonne
- Union City
- Passaic
- Trenton
- Camden
- And statewide
About
Bolet Duman
[CONFIRM title: e.g. Account Executive] at Brick City, a private lender.
[ADD 2–3 sentences in your own words: how long you've been in lending, the kinds of investors you work with, what you're like to work with.]
Email: bduman@brkcty.com
Also from Bolet
AI automations for small businesses
Outside of lending, I build AI automations for small businesses through Duman Automations: the repetitive follow-ups, intake and paperwork that eat your week.
FAQ
DSCR loan questions
What is a DSCR loan?
A DSCR (debt service coverage ratio) loan is a business-purpose loan for rental property that is underwritten mainly on the property's income. The lender compares the monthly rent to the monthly payment, including principal, interest, taxes, insurance and any HOA dues, instead of relying on your personal income documents.
How is DSCR calculated?
DSCR equals the property's gross monthly rent divided by its monthly PITIA payment (principal, interest, taxes, insurance and association dues). A DSCR of 1.00 means the rent exactly covers the payment; above 1.00 means the rent covers it with room to spare.
What DSCR do I need to qualify?
It depends on the program, your credit and the leverage you want. Brick City's minimum: [CONFIRM]. Run your numbers in the calculator and send me the scenario.
Can I use a DSCR loan to buy my own home?
No. DSCR loans are for non-owner-occupied investment property held for business purposes. They are not used for a primary residence or second home you live in.
Can I close a DSCR loan in an LLC?
Many investors hold rental property in an LLC, and DSCR programs are commonly built for that. Ask about the specific entity and guarantor requirements for your deal.
What credit score and down payment do I need?
Minimum credit score: [CONFIRM]. Minimum down payment / max LTV: [CONFIRM].
Which states do you lend in?
New Jersey is home base. Brick City lends in: [CONFIRM list of states].
Get a quote
Send me your deal
Tell me about the property and what you want to do. I'll come back with options.
[ADD phone, optional]
Step 1
Send your scenario
Share the property, the numbers and what you want to do. It goes straight to me through Brick City's intake page.
Start my scenario → Step 2 · optionalAuthorize a soft credit check
Ready to move faster? Authorize a soft credit check. The authorization page states that a soft check does not affect your credit score.
Authorize soft credit check →Both links open Brick City's secure pages on loanmachine.io in a new tab. Your contact and credit details are entered there, not on this website. For business-purpose loans on non-owner-occupied investment property only. [CONFIRM consent and credit-authorization wording with compliance]