DSCR Loans in Butler County, Pennsylvania
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, 73 lenders made 163 investment-property loans in Butler County, 0.7% of Pennsylvania's total. Dominick Prevete arranges DSCR loans across Butler County, Pennsylvania, 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 $260,000.
Butler County investor market at a glance
| Statistic | Butler County | Pennsylvania | County rank |
|---|---|---|---|
| Investor loans | 163 | 24,181 | 29th of 35 |
| Reporting lenders | 73 | 587 | 21st of 35 |
| Loan volume | $29.6M | $5.10B | 26th of 35 |
| Average loan | $182K | $211K | 19th of 35 |
| Median loan | $145K | $175K | 23rd of 35 |
| Purchases | 73.6% | 55.3% | 3rd of 35 |
| Cash-out refinances | 12.9% | 21.3% | 25th of 35 |
| 2–4 unit properties | 19.0% | 26.5% | 27th of 35 |
| Top five lenders' share | 30.7% | 20.4% | 25th of 35 |
| Reported business-purpose | 68.1% | 77.2% | 25th of 35 |
Butler County: closed-end loans on 1–4 unit investment properties. Butler County's rank is highest first, among Pennsylvania's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Butler County's investor loans.
What stands out in Butler County
73.6% of Butler County's investor loans were purchases, the 3rd-highest share of Pennsylvania's 35 counties with published data (statewide: 55.3%).
Most investor loans here are purchases. A DSCR purchase qualifies on the property's rent, so you can get written terms before you make an offer with the Instant Term Sheet.
Butler County's 163 investor loans ranked 29th of Pennsylvania's 35 counties with published data.
Does a DSCR loan pencil in Butler County?
At HUD's fair market rent of $1,773 for a 3-bedroom in Butler County, Pennsylvania, a rental covers its full DSCR payment up to a purchase price of about $260,000, with 20% down at the 7.25% starting rate (November 2026). Butler County's median home value is $294,200; at that price the payment is $1,976 a month, so the property would need $2,000 in rent to cover it.
Coverage under 1.00 doesn't end the deal: the DSCR programs Dominick arranges go down to no-ratio, priced for the lower coverage, and a lower price or a larger down payment raises the ratio.
| HUD fair market rent, 2 / 3 / 4 bedroom (FY2027) | $1,389 / $1,773 / $1,925 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $294,200 |
| Median property taxes and effective rate | $2,970 (1.01% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,976 |
| Rent needed to cover that payment | $2,000 |
| Coverage of a 3-bedroom at fair market rent | 0.90 |
| Highest price a 3-bedroom at fair market rent covers | about $260,000 |
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 Butler County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Butler County?
The most active investment-property lenders in Butler County in 2025 HMDA data were UNITED SHORE FINANCIAL SERVICES, LLC; NEXTIER BANK, NATIONAL ASSOCIATION; and ARMCO CREDIT UNION, out of 73 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 and matches each file to the one most likely to fund it.
Butler County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 163 loans and $29.6M from 73 lenders. UNITED SHORE FINANCIAL SERVICES, LLC led Butler County with 24 loans, 14.7% of the county's total, and the average Butler County loan of $182K compares with $211K across Pennsylvania.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| UNITED SHORE FINANCIAL SERVICES, LLC | 24 | $3.1M | $131K | 66.7% |
| NEXTIER BANK, NATIONAL ASSOCIATION | 8 | $1.0M | $126K | 75.0% |
| ARMCO CREDIT UNION | 7 | $0.6M | $91K | 28.6% |
| SSB Bank | 6 | $0.9M | $148K | 100.0% |
| CFSBANK | 5 | $1.0M | $209K | 100.0% |
| Rocket Mortgage, LLC | 5 | $0.9M | $175K | 60.0% |
| First Commonwealth Bank | 5 | $0.7M | $133K | 80.0% |
| NVR Mortgage Finance, Inc. | 4 | $1.9M | $478K | 100.0% |
| SOMERSET TRUST COMPANY | 4 | $1.8M | $460K | 100.0% |
| Dollar Bank, Federal Savings Bank | 4 | $1.1M | $278K | 100.0% |
| DHI MORTGAGE COMPANY, LTD. | 3 | $0.8M | $268K | 100.0% |
| S&T Bank | 3 | $0.4M | $148K | 100.0% |
| Elderton State Bank | 3 | $0.2M | $82K | 0.0% |
| Pennian Bank | 3 | $0.2M | $62K | 100.0% |
| SRU Federal Credit Union | 3 | $0.2M | $58K | 0.0% |
| UNION HOME MORTGAGE CORP. | 2 | $0.8M | $375K | 100.0% |
| STOCKTON MORTGAGE CORPORATION | 2 | $0.7M | $355K | 100.0% |
| RMC HOME MORTGAGE, LLC | 2 | $0.7M | $350K | 100.0% |
| Peoples Security Bank and Trust Company | 2 | $0.6M | $295K | 0.0% |
| KIND LENDING, LLC | 2 | $0.6M | $290K | 50.0% |
| MOVEMENT MORTGAGE, LLC | 2 | $0.6M | $275K | 100.0% |
| PRIMELENDING, A PLAINSCAPITAL COMPANY | 2 | $0.4M | $210K | 100.0% |
| HOWARD HANNA FINANCIAL SERVICES, INC. | 2 | $0.4M | $210K | 100.0% |
| Loan Funder LLC | 2 | $0.3M | $170K | 50.0% |
| CV3 FINANCIAL SERVICES, LLC | 2 | $0.3M | $125K | 50.0% |
926 Pennsylvania loans (3.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Butler County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Butler County CSV, all 25 lenders
What Butler County's table can't show you: fit. Short-term financing is exempt from HMDA, so Butler County's fix-and-flip and bridge lenders barely appear among its 73 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 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 Butler County, Pennsylvania deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Butler County, Pennsylvania 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 — Butler County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 73 lenders and 163 loans: 2025 HMDA loan-level data rolled up to Butler County.
- Butler County investor-lender dataset (CSV) — All 25 lenders in the Butler County, Pennsylvania table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Butler 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 Pittsburgh, PA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Butler 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.