DSCR Loans in Forrest County, Mississippi
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 37 lenders made 186 investment-property loans in Forrest County, 3.2% of Mississippi's total. Dominick Prevete arranges DSCR loans across Forrest County, Mississippi, 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 $255,000.
Forrest County investor market at a glance
| Statistic | Forrest County | Mississippi | County rank |
|---|---|---|---|
| Investor loans | 186 | 5,868 | 9th of 12 |
| Reporting lenders | 37 | 295 | 10th of 12 |
| Loan volume | $23.3M | $863.0M | 11th of 12 |
| Average loan | $125K | $147K | 11th of 12 |
| Median loan | $115K | $115K | 11th of 12 |
| Purchases | 44.6% | 50.1% | 11th of 12 |
| Cash-out refinances | 5.9% | 7.9% | 9th of 12 |
| 2–4 unit properties | 16.7% | 13.0% | 2nd of 12 |
| Top five lenders' share | 50.0% | 34.2% | 5th of 12 |
| Reported business-purpose | 66.1% | 72.3% | 11th of 12 |
Forrest County: closed-end loans on 1–4 unit investment properties. Forrest County's rank is highest first, among Mississippi's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Forrest County's investor loans.
What stands out in Forrest County
16.7% of Forrest County's investor loans financed a 2–4 unit property, the 2nd-highest share of Mississippi's 12 counties with published data (statewide: 13.0%).
2–4 unit properties are a larger share here than in most of Mississippi. A DSCR loan on a 2–4 unit property qualifies on the rent from all of its units.
44.6% of Forrest County's investor loans were purchases, the 2nd-lowest share of Mississippi's 12 counties with published data (statewide: 50.1%).
Most investor loans here refinance property investors already own. A DSCR refinance qualifies on the property's current rent.
66.1% of Forrest County's investor loans were reported as business-purpose, the 2nd-lowest share of Mississippi's 12 counties with published data (statewide: 72.3%).
Fewer investor loans here were reported as business-purpose than in most of Mississippi. Dominick arranges business-purpose financing only, on investment property, never a primary residence.
Does a DSCR loan pencil in Forrest County?
At HUD's fair market rent of $1,676 for a 3-bedroom in Forrest County, Mississippi, a rental covers its full DSCR payment up to a purchase price of about $255,000, with 20% down at the 7.25% starting rate (November 2026). Forrest County's median home value is $168,000; at that price the payment is $1,100 a month, so the property would need $1,125 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) | $1,316 / $1,676 / $1,730 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $168,000 |
| Median property taxes and effective rate | $1,361 (0.81% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,100 |
| Rent needed to cover that payment | $1,125 |
| Coverage of a 3-bedroom at fair market rent | 1.52 |
| Highest price a 3-bedroom at fair market rent covers | about $255,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $400,000 |
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 Forrest County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Forrest County?
The most active investment-property lenders in Forrest County in 2025 HMDA data were Community Bank of Mississippi, PriorityOne Bank and BankFirst Financial Services, out of 37 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 one that reported in Forrest County, and matches each file to the one most likely to fund it.
Forrest County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 186 loans and $23.3M from 37 lenders. Community Bank of Mississippi led Forrest County with 38 loans, 20.4% of the county's total, and the average Forrest County loan of $125K compares with $147K across Mississippi.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Community Bank of Mississippi | 38 | $4.2M | $110K | 39.5% |
| PriorityOne Bank | 17 | $2.4M | $142K | 58.8% |
| BankFirst Financial Services | 14 | $2.0M | $145K | 64.3% |
| Citizens Bank | 13 | $1.2M | $93K | 30.8% |
| First Southern Bank | 11 | $1.3M | $121K | 27.3% |
| First Bank | 10 | $1.4M | $139K | 60.0% |
| Cadence Bank | 9 | $1.4M | $152K | 11.1% |
| Trustmark National Bank | 8 | $0.4M | $49K | 25.0% |
| Merchants & Marine Bank | 7 | $1.0M | $146K | 71.4% |
| KEESLER | 7 | $0.8M | $121K | 0.0% |
| GUARANTEED RATE, INC. | 5 | $0.8M | $151K | 60.0% |
| Southern Bancorp Bank | 5 | $0.6M | $125K | 40.0% |
| MOVEMENT MORTGAGE, LLC | 4 | $0.5M | $128K | 100.0% |
| Bank of Wiggins | 3 | $0.4M | $125K | 33.3% |
| Great Southern Bank | 3 | $0.3M | $112K | 33.3% |
| The Citizens Bank of Philadelphia, Mississippi | 3 | $0.2M | $68K | 33.3% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 2 | $0.6M | $290K | 50.0% |
| JPMorgan Chase Bank, National Association | 2 | $0.5M | $235K | 100.0% |
| Rocket Mortgage, LLC | 2 | $0.4M | $220K | 0.0% |
| Renasant Bank | 2 | $0.4M | $185K | 50.0% |
| HANCOCK WHITNEY BANK | 2 | $0.3M | $125K | 100.0% |
| Peoples Bank | 2 | $0.2M | $105K | 50.0% |
| Copiah Bank | 2 | $0.2M | $105K | 0.0% |
| The Citizens National Bank of Meridian | 2 | $0.2M | $95K | 50.0% |
| THE LOAN STORE, INC. | 1 | $0.2M | $185K | 100.0% |
67 Mississippi loans (1.1%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Forrest County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Forrest County CSV, all 25 lenders
What Forrest County's table can't show you: fit. Short-term financing is exempt from HMDA, so Forrest County's fix-and-flip and bridge lenders barely appear among its 37 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 Forrest County, Mississippi deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Forrest County, Mississippi 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 — Forrest County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 37 lenders and 186 loans: 2025 HMDA loan-level data rolled up to Forrest County.
- Forrest County investor-lender dataset (CSV) — All 25 lenders in the Forrest County, Mississippi table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Forrest 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 Hattiesburg, MS MSA.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Forrest 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.