DSCR Loans in Louisiana

What DSCR loans are

A non-QM mortgage product where the lender computes Debt Service Coverage Ratio = NOI ÷ debt service. If DSCR clears their threshold (1.10-1.25 typical), the loan funds regardless of the borrower's W-2 income, DTI, or tax returns. The property qualifies the loan.

Underwriting and qualifying

Lender requires: 660+ FICO (most), 25% down (typical), 6 months of debt-service reserves, signed lease or projected market rent supported by Form 1007 appraiser-rent comps. Closing in 21-35 days standard.

Louisiana-specific considerations

Louisiana-specific underwriting nuances apply — verify with a local lender.

What financing looks like at Louisiana price points

At New Orleans's typical $246k home value with 8.17% gross rent yield, DSCR clears comfortably at 75% LTV / 8% rate for most properties — yield is high enough that even after vacancy and maintenance reserves, the property covers debt service with margin. Louisiana is one of the more BRRRR-friendly states for DSCR refis at current rates.

Louisiana lender ecosystem

Louisiana has active national-lender presence for dscr financing — all major specialty lenders originate here. Local credit unions and smaller regional banks sometimes offer competitive non-traditional investment-property loans that compete on terms vs the national-DSCR product.

Best fit

Investors past the 10-property conventional cap. Self-employed borrowers. Anyone building a rental portfolio where W-2 underwriting is impractical.

When to use something else

Owner-occupants (use conventional). Single-property buyers who qualify conventional (DSCR pricing is 100-200 bps higher).