DSCR Loans in Dougherty County, Georgia
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 44 lenders made 265 investment-property loans in Dougherty County, 1.2% of Georgia's total. Dominick Prevete arranges DSCR loans across Dougherty 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 $210,000.
Dougherty County investor market at a glance
| Statistic | Dougherty County | Georgia | County rank |
|---|---|---|---|
| Investor loans | 265 | 21,364 | 18th of 43 |
| Reporting lenders | 44 | 586 | 40th of 43 |
| Loan volume | $30.2M | $5.33B | 33rd of 43 |
| Average loan | $114K | $249K | 43rd of 43 |
| Median loan | $75K | $205K | 43rd of 43 |
| Purchases | 41.1% | 57.3% | 43rd of 43 |
| Cash-out refinances | 12.1% | 17.5% | 33rd of 43 |
| 2–4 unit properties | 30.6% | 10.0% | 2nd of 43 |
| Top five lenders' share | 64.2% | 18.5% | 2nd of 43 |
| Reported business-purpose | 37.7% | 65.7% | 41st of 43 |
Dougherty County: closed-end loans on 1–4 unit investment properties. Dougherty County's rank is highest first, among Georgia's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Dougherty County's investor loans.
What stands out in Dougherty County
The median investor loan in Dougherty County was $75K, the lowest median of Georgia's 43 counties with published data (statewide: $205K).
Loans here run small. DSCR loans Dominick arranges start at $75,000.
41.1% of Dougherty County's investor loans were purchases, the 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.
30.6% of Dougherty County's investor loans financed a 2–4 unit property, the 2nd-highest share of Georgia's 43 counties with published data (statewide: 10.0%).
2–4 unit properties are common here. A DSCR loan on a 2–4 unit property qualifies on the rent from all of its units.
Does a DSCR loan pencil in Dougherty County?
At HUD's fair market rent of $1,482 for a 3-bedroom in Dougherty County, Georgia, a rental covers its full DSCR payment up to a purchase price of about $210,000, with 20% down at the 7.25% starting rate (November 2026). Dougherty County's median home value is $134,400; at that price the payment is $938 a month, so the property would need $950 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) | $1,103 / $1,482 / $1,829 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $134,400 |
| Median property taxes and effective rate | $1,781 (1.33% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $938 |
| Rent needed to cover that payment | $950 |
| Coverage of a 3-bedroom at fair market rent | 1.58 |
| Highest price a 3-bedroom at fair market rent covers | about $210,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $315,000 |
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 Dougherty County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Dougherty County?
The most active investment-property lenders in Dougherty County in 2025 HMDA data were Georgia Community Bank, Flint Community Bank and First State Bank of Blakely, out of 44 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 several that reported in Dougherty County, and matches each file to the one most likely to fund it.
Dougherty County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 265 loans and $30.2M from 44 lenders. Georgia Community Bank led Dougherty County with 66 loans, 24.9% of the county's total, and the average Dougherty County loan of $114K compares with $249K across Georgia.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Georgia Community Bank | 66 | $4.5M | $69K | 27.3% |
| Flint Community Bank | 55 | $5.9M | $108K | 47.3% |
| First State Bank of Blakely | 25 | $1.9M | $75K | 28.0% |
| BPL MORTGAGE TRUST, LLC | 12 | $1.5M | $122K | 16.7% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 12 | $1.0M | $83K | 66.7% |
| Renasant Bank | 12 | $0.6M | $53K | 25.0% |
| PeoplesSouth Bank | 11 | $1.2M | $110K | 45.5% |
| Bank of Dawson | 7 | $1.5M | $214K | 0.0% |
| Synovus Bank | 6 | $0.5M | $80K | 83.3% |
| COLONY BANK | 5 | $0.5M | $101K | 60.0% |
| Ameris Bank | 4 | $0.6M | $153K | 75.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 4 | $0.4M | $93K | 0.0% |
| Hometown Equity Mortgage, LLC | 3 | $0.3M | $105K | 100.0% |
| Navy Federal Credit Union | 3 | $0.2M | $75K | 100.0% |
| AMERICAN HERITAGE LENDING, LLC | 2 | $0.4M | $185K | 0.0% |
| CHAMPIONS FUNDING, LLC | 2 | $0.4M | $180K | 0.0% |
| Five Star Credit Union | 2 | $0.3M | $175K | 100.0% |
| RAIN CITY CAPITAL, LLC | 2 | $0.3M | $170K | 0.0% |
| Kiavi Funding, Inc. | 2 | $0.3M | $160K | 100.0% |
| First Port City Bank | 2 | $0.3M | $145K | 100.0% |
| LENDINGONE, LLC | 2 | $0.3M | $145K | 0.0% |
| Loan Funder LLC | 2 | $0.2M | $85K | 0.0% |
| Truist Bank | 2 | $0.1M | $65K | 100.0% |
| USAA Federal Savings Bank | 2 | $0.1M | $50K | 100.0% |
| COREVEST AMERICAN FINANCE LENDER LLC | 1 | $4.7M | $4695K | 0.0% |
617 Georgia loans (2.9%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Dougherty County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Dougherty County CSV, all 25 lenders
What Dougherty County's table can't show you: fit. Short-term financing is exempt from HMDA, so Dougherty County's fix-and-flip and bridge lenders barely appear among its 44 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 several 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 Dougherty County, Georgia deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Dougherty 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 — Dougherty County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 44 lenders and 265 loans: 2025 HMDA loan-level data rolled up to Dougherty County.
- Dougherty County investor-lender dataset (CSV) — All 25 lenders in the Dougherty County, Georgia table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Dougherty 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 Albany, GA MSA.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Dougherty 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.