DSCR Loans in Bibb County, Georgia
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
LinkedIn35 closed transactionsNLPI LLC, NJ entity ID 0451062247 (verify on the NJ business search)
In 2025 HMDA data, 101 lenders made 592 investment-property loans in Bibb County, 2.8% of Georgia's total. Dominick Prevete arranges DSCR loans across Bibb County, Georgia, qualified on the property's rent, not your tax returns. DSCR rental loans start from 7.25% (November 2026), and most close in 14 days. At HUD's fair market rent, a three-bedroom rental there covers its full payment up to a price of about $230,000.
Bibb County investor market at a glance
| Statistic | Bibb County | Georgia | County rank |
|---|---|---|---|
| Investor loans | 592 | 21,364 | 6th of 43 |
| Reporting lenders | 101 | 586 | 12th of 43 |
| Loan volume | $71.5M | $5.33B | 15th of 43 |
| Average loan | $121K | $249K | 42nd of 43 |
| Median loan | $105K | $205K | 42nd of 43 |
| Purchases | 48.1% | 57.3% | 38th of 43 |
| Cash-out refinances | 24.2% | 17.5% | 8th of 43 |
| 2–4 unit properties | 14.4% | 10.0% | 9th of 43 |
| Top five lenders' share | 44.9% | 18.5% | 11th of 43 |
| Reported business-purpose | 77.7% | 65.7% | 8th of 43 |
Bibb County: closed-end loans on 1–4 unit investment properties. Bibb County's rank is highest first, among Georgia's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Bibb County's investor loans.
What stands out in Bibb County
The average investor loan in Bibb County was $121K, the 2nd-lowest average of Georgia's 43 counties with published data (statewide: $249K).
Loans here run small. DSCR loans Dominick arranges start at $75,000.
48.1% of Bibb County's investor loans were purchases, the 6th-lowest share of Georgia's 43 counties with published data (statewide: 57.3%).
Most investor loans here refinance property investors already own. A DSCR refinance qualifies on the property's current rent.
24.2% of Bibb County's investor loans were cash-out refinances, the 8th-highest share of Georgia's 43 counties with published data (statewide: 17.5%).
On the DSCR cash-out refinances Dominick arranges, cash-out can close with no seasoning.
Does a DSCR loan pencil in Bibb County?
At HUD's fair market rent of $1,560 for a 3-bedroom in Bibb County, Georgia, a rental covers its full DSCR payment up to a purchase price of about $230,000, with 20% down at the 7.25% starting rate (November 2026). Bibb County's median home value is $174,500; at that price the payment is $1,175 a month, so the property would need $1,200 in rent to cover it.
At that price, the rent covers the full payment, which is the test a standard DSCR loan qualifies on.
| HUD fair market rent, 2 / 3 / 4 bedroom (FY2027) | $1,309 / $1,560 / $1,720 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $174,500 |
| Median property taxes and effective rate | $1,801 (1.03% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,175 |
| Rent needed to cover that payment | $1,200 |
| Coverage of a 3-bedroom at fair market rent | 1.33 |
| Highest price a 3-bedroom at fair market rent covers | about $230,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $385,000 |
Fair market rent is HUD's 40th-percentile gross rent, including utilities; a property's appraised market rent can be higher or lower. Payment uses 20% down, a 30-year amortization at the published DSCR starting rate, the county's median effective property-tax rate and insurance at 0.50% of value. Purchase leverage goes up to 85% on qualifying files. This is an illustration, not a term sheet or an offer of credit.
Price your actual deal →Run Bibb County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Bibb County?
The most active investment-property lenders in Bibb County in 2025 HMDA data were Kiavi Funding, Inc.; BPL MORTGAGE TRUST, LLC; and UNITED SHORE FINANCIAL SERVICES, LLC, out of 101 lenders that reported. HMDA doesn't flag which loans were DSCR loans, so this list mixes DSCR and conventional investment-property lenders. Dominick Prevete places DSCR loans across 100+ lenders, including two that reported in Bibb County, and matches each file to the one most likely to fund it.
Bibb County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 592 loans and $71.5M from 101 lenders. Kiavi Funding, Inc. led Bibb County with 115 loans, 19.4% of the county's total, and the average Bibb County loan of $121K compares with $249K across Georgia.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Kiavi Funding, Inc. | 115 | $13.0M | $113K | 58.3% |
| BPL MORTGAGE TRUST, LLC | 57 | $5.2M | $91K | 56.1% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 47 | $4.7M | $99K | 59.6% |
| Loan Funder LLC | 26 | $2.9M | $110K | 38.5% |
| AMERICAN HERITAGE LENDING, LLC | 21 | $2.5M | $120K | 9.5% |
| Rocket Mortgage, LLC | 20 | $2.1M | $104K | 70.0% |
| CV3 FINANCIAL SERVICES, LLC | 17 | $1.8M | $106K | 64.7% |
| Bank OZK | 15 | $2.0M | $134K | 6.7% |
| Morris Bank | 13 | $2.8M | $213K | 23.1% |
| Cadence Bank | 11 | $2.1M | $190K | 36.4% |
| AMERICAN PRIDE BANK | 10 | $1.2M | $121K | 30.0% |
| LIMA ONE CAPITAL, LLC | 8 | $0.9M | $114K | 0.0% |
| SunMark Community Bank | 8 | $0.9M | $113K | 37.5% |
| LENDINGONE, LLC | 8 | $0.8M | $104K | 0.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 7 | $1.2M | $169K | 14.3% |
| CONSTRUCTIVE LOANS, LLC | 6 | $0.8M | $127K | 0.0% |
| LENDSURE MORTGAGE CORP. | 6 | $0.7M | $123K | 83.3% |
| DEEPHAVEN MORTGAGE LLC | 6 | $0.7M | $117K | 50.0% |
| Capital City Bank | 6 | $0.7M | $115K | 83.3% |
| Five Star Credit Union | 6 | $0.4M | $63K | 0.0% |
| AMWEST FUNDING CORP. | 5 | $1.0M | $191K | 80.0% |
| THE LOAN STORE, INC. | 5 | $0.7M | $147K | 60.0% |
| Renasant Bank | 5 | $0.7M | $147K | 60.0% |
| RAIN CITY CAPITAL, LLC | 5 | $0.7M | $147K | 0.0% |
| DOMINION FINANCIAL SERVICES, LLC | 5 | $0.7M | $145K | 40.0% |
617 Georgia loans (2.9%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Bibb County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Bibb County CSV, all 25 lenders
What Bibb County's table can't show you: fit. Short-term financing is exempt from HMDA, so Bibb County's fix-and-flip and bridge lenders barely appear among its 101 filers, and none of the 25 names above tells you whose guidelines match your deal, your entity, or your timeline. That's the job. Dominick Prevete structures your file and places it across 100+ lenders — including some on this list — so it lands with the one most likely to fund it.
Price your loan →National Loan Provider is an independent broker and maintains wholesale relationships with some listed lenders. Appearing in this table is not an endorsement or a recommendation.
Run the coverage test on your Bibb County, Georgia deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Bibb County, Georgia property's rent, loan, taxes and insurance to see where it lands.
Principal and interest on a thirty-year amortization, plus taxes, insurance and HOA.
Enter the rent, loan amount, rate, taxes and insurance to see the coverage ratio.
Sources
- CFPB / FFIEC HMDA Data Browser — Bibb County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 101 lenders and 592 loans: 2025 HMDA loan-level data rolled up to Bibb County.
- Bibb County investor-lender dataset (CSV) — All 25 lenders in the Bibb County, Georgia table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Bibb County's 2-, 3- and 4-bedroom fair market rents in the rent math, and the 3-bedroom rent its highest-price figure uses: HUD's FY2027 figures for the Macon-Bibb County, GA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Bibb County's median home value (B25077) and median property taxes paid (B25103) in the rent math, from the Census 2020–2024 ACS 5-year summary files.
- DSCR loan rates, Dominick Prevete — DSCR rental loans start from 7.25%, as of November 2026: the Instant Term Sheet's best-case scenario on the current rate sheets.