DSCR Loans in Dawson 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, 46 lenders made 154 investment-property loans in Dawson County, 0.7% of Georgia's total. Dominick Prevete arranges DSCR loans across Dawson 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 $325,000.
Dawson County investor market at a glance
| Statistic | Dawson County | Georgia | County rank |
|---|---|---|---|
| Investor loans | 154 | 21,364 | 30th of 43 |
| Reporting lenders | 46 | 586 | 39th of 43 |
| Loan volume | $68.8M | $5.33B | 16th of 43 |
| Average loan | $447K | $249K | 2nd of 43 |
| Median loan | $295K | $205K | 4th of 43 |
| Purchases | 61.7% | 57.3% | 20th of 43 |
| Cash-out refinances | 5.8% | 17.5% | 43rd of 43 |
| 2–4 unit properties | 0.0% | 10.0% | 43rd of 43 |
| Top five lenders' share | 52.6% | 18.5% | 3rd of 43 |
| Reported business-purpose | 60.4% | 65.7% | 29th of 43 |
Dawson County: closed-end loans on 1–4 unit investment properties. Dawson County's rank is highest first, among Georgia's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Dawson County's investor loans.
What stands out in Dawson County
5.8% of Dawson County's investor loans were cash-out refinances, the lowest share of Georgia's 43 counties with published data (statewide: 17.5%).
When investors here do take cash out, the DSCR cash-out refinances Dominick arranges require no seasoning.
0.0% of Dawson County's investor loans financed a 2–4 unit property, the lowest share of Georgia's 43 counties with published data (statewide: 10.0%).
Single-family rentals dominate here. A DSCR loan qualifies a single-family rental on its market rent, not your income.
The average investor loan in Dawson County was $447K, the 2nd-highest average of Georgia's 43 counties with published data (statewide: $249K).
Loans here run large. Dominick arranges DSCR loans from $75,000 up through jumbo balances.
Does a DSCR loan pencil in Dawson County?
At HUD's fair market rent of $2,099 for a 3-bedroom in Dawson County, Georgia, a rental covers its full DSCR payment up to a purchase price of about $325,000, with 20% down at the 7.25% starting rate (November 2026). Dawson County's median home value is $406,700; at that price the payment is $2,591 a month, so the property would need $2,600 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) | $1,762 / $2,099 / $2,493 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $406,700 |
| Median property taxes and effective rate | $2,430 (0.60% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $2,591 |
| Rent needed to cover that payment | $2,600 |
| Coverage of a 3-bedroom at fair market rent | 0.81 |
| Highest price a 3-bedroom at fair market rent covers | about $325,000 |
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 Dawson County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Dawson County?
The most active investment-property lenders in Dawson County in 2025 HMDA data were LEI:254900F4GAYA092QOZ09; PENNYMAC LOAN SERVICES, LLC; and UNITED SHORE FINANCIAL SERVICES, LLC, out of 46 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 Dawson County, and matches each file to the one most likely to fund it.
Dawson County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 154 loans and $68.8M from 46 lenders. LEI:254900F4GAYA092QOZ09 led Dawson County with 25 loans, 16.2% of the county's total, and the average Dawson County loan of $447K compares with $249K across Georgia.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| LEI:254900F4GAYA092QOZ09 | 25 | $7.4M | $294K | 100.0% |
| PENNYMAC LOAN SERVICES, LLC | 22 | $6.7M | $305K | 40.9% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 16 | $4.7M | $295K | 12.5% |
| Loandepot.Com, LLC | 10 | $3.5M | $352K | 90.0% |
| Rocket Mortgage, LLC | 8 | $2.7M | $333K | 37.5% |
| DHI MORTGAGE COMPANY, LTD. | 8 | $2.2M | $280K | 100.0% |
| THE LOAN STORE, INC. | 6 | $1.8M | $305K | 50.0% |
| CROSSCOUNTRY MORTGAGE, INC. | 4 | $1.8M | $443K | 25.0% |
| TRAILBLAZER MORTGAGE L.L.C. | 4 | $1.4M | $345K | 100.0% |
| United Nations Federal Credit Union | 4 | $1.3M | $315K | 75.0% |
| Kiavi Funding, Inc. | 3 | $1.1M | $358K | 100.0% |
| NexBank | 3 | $0.8M | $268K | 66.7% |
| MILLENNIUM BANK | 2 | $1.0M | $495K | 50.0% |
| VANDERBILT MORTGAGE AND FINANCE, INC. | 2 | $1.0M | $490K | 100.0% |
| AMERICAN FINANCE HOUSE LARIBA | 2 | $0.7M | $345K | 100.0% |
| Tomo Mortgage, LLC | 2 | $0.6M | $295K | 100.0% |
| A&D Mortgage LLC | 2 | $0.5M | $265K | 100.0% |
| PROVIDENT FUNDING ASSOCIATES, L.P. | 2 | $0.4M | $220K | 0.0% |
| PINNACLE BANK | 2 | $0.3M | $170K | 0.0% |
| COREVEST AMERICAN FINANCE LENDER LLC | 1 | $21.0M | $20995K | 0.0% |
| Hometown Equity Mortgage, LLC | 1 | $0.8M | $795K | 0.0% |
| ROUNDPOINT MORTGAGE SERVICING LLC | 1 | $0.5M | $475K | 100.0% |
| LENOX FINANCIAL MORTGAGE CORPORATION, Sage Home Loans Corporation | 1 | $0.4M | $415K | 0.0% |
| Easy Street Capital, LLC | 1 | $0.4M | $385K | 0.0% |
| KIND LENDING, LLC | 1 | $0.4M | $355K | 100.0% |
617 Georgia loans (2.9%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Dawson County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Dawson County CSV, all 25 lenders
What Dawson County's table can't show you: fit. Short-term financing is exempt from HMDA, so Dawson County's fix-and-flip and bridge lenders barely appear among its 46 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 Dawson County, Georgia deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Dawson 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 — Dawson County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 46 lenders and 154 loans: 2025 HMDA loan-level data rolled up to Dawson County.
- Dawson County investor-lender dataset (CSV) — All 25 lenders in the Dawson County, Georgia table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Dawson 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 Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Dawson 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.