DSCR Loans in Franklin County, Pennsylvania
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 61 lenders made 192 investment-property loans in Franklin County, 0.8% of Pennsylvania's total. Dominick Prevete arranges DSCR loans across Franklin 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.
Franklin County investor market at a glance
| Statistic | Franklin County | Pennsylvania | County rank |
|---|---|---|---|
| Investor loans | 192 | 24,181 | 24th of 35 |
| Reporting lenders | 61 | 587 | 27th of 35 |
| Loan volume | $32.4M | $5.10B | 24th of 35 |
| Average loan | $169K | $211K | 23rd of 35 |
| Median loan | $165K | $175K | 17th of 35 |
| Purchases | 56.2% | 55.3% | 26th of 35 |
| Cash-out refinances | 12.0% | 21.3% | 26th of 35 |
| 2–4 unit properties | 27.6% | 26.5% | 15th of 35 |
| Top five lenders' share | 41.7% | 20.4% | 14th of 35 |
| Reported business-purpose | 75.5% | 77.2% | 14th of 35 |
Franklin County: closed-end loans on 1–4 unit investment properties. Franklin County's rank is highest first, among Pennsylvania's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Franklin County's investor loans.
What stands out in Franklin County
Franklin County's 192 investor loans ranked 24th of Pennsylvania's 35 counties with published data.
Does a DSCR loan pencil in Franklin County?
At HUD's fair market rent of $1,770 for a 3-bedroom in Franklin 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). Franklin County's median home value is $249,800; at that price the payment is $1,696 a month, so the property would need $1,700 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) | $1,325 / $1,770 / $1,900 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $249,800 |
| Median property taxes and effective rate | $2,740 (1.10% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,696 |
| Rent needed to cover that payment | $1,700 |
| Coverage of a 3-bedroom at fair market rent | 1.04 |
| Highest price a 3-bedroom at fair market rent covers | about $260,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $390,000 |
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 Franklin County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Franklin County?
The most active investment-property lenders in Franklin County in 2025 HMDA data were NYMEO FEDERAL CREDIT UNION, ACNB Bank and Farmers and Merchants Trust Company of Chambersburg, out of 61 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 Franklin County, and matches each file to the one most likely to fund it.
Franklin County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 192 loans and $32.4M from 61 lenders. NYMEO FEDERAL CREDIT UNION led Franklin County with 25 loans, 13.0% of the county's total, and the average Franklin County loan of $169K compares with $211K across Pennsylvania.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| NYMEO FEDERAL CREDIT UNION | 25 | $4.8M | $191K | 0.0% |
| ACNB Bank | 16 | $2.7M | $171K | 68.8% |
| Farmers and Merchants Trust Company of Chambersburg | 15 | $2.5M | $168K | 80.0% |
| PATRIOT | 15 | $2.0M | $134K | 46.7% |
| Middletown Valley Bank | 9 | $1.8M | $198K | 66.7% |
| THE LOAN STORE, INC. | 8 | $1.5M | $193K | 87.5% |
| Orrstown Bank | 8 | $1.1M | $143K | 100.0% |
| Loandepot.Com, LLC | 7 | $1.7M | $239K | 100.0% |
| Truist Bank | 6 | $1.2M | $195K | 100.0% |
| Community State Bank of Orbisonia | 6 | $0.8M | $142K | 66.7% |
| Rocket Mortgage, LLC | 5 | $0.6M | $127K | 60.0% |
| HOMEXPRESS MORTGAGE CORP. | 4 | $0.5M | $128K | 25.0% |
| Horizon Farm Credit, ACA | 3 | $0.6M | $205K | 66.7% |
| NATIONS DIRECT MORTGAGE, LLC | 3 | $0.5M | $172K | 33.3% |
| CROSSCOUNTRY MORTGAGE, INC. | 3 | $0.4M | $132K | 100.0% |
| Commerce Home Mortgage, Inc. | 3 | $0.4M | $128K | 0.0% |
| GUARANTEED RATE, INC. | 3 | $0.4M | $122K | 100.0% |
| Presidential Bank, FSB | 2 | $0.5M | $265K | 50.0% |
| Wells Fargo Bank, National Association | 2 | $0.4M | $205K | 100.0% |
| United Bank | 2 | $0.4M | $190K | 50.0% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 2 | $0.4M | $185K | 50.0% |
| Homesale Mortgage, LLC | 2 | $0.4M | $185K | 100.0% |
| BPL MORTGAGE TRUST, LLC | 2 | $0.3M | $165K | 0.0% |
| FIRST HERITAGE FINANCIAL, LLC | 2 | $0.3M | $150K | 50.0% |
| Kiavi Funding, Inc. | 2 | $0.2M | $120K | 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 Franklin County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Franklin County CSV, all 25 lenders
What Franklin County's table can't show you: fit. Short-term financing is exempt from HMDA, so Franklin County's fix-and-flip and bridge lenders barely appear among its 61 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 Franklin County, Pennsylvania deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Franklin 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 — Franklin County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 61 lenders and 192 loans: 2025 HMDA loan-level data rolled up to Franklin County.
- Franklin County investor-lender dataset (CSV) — All 25 lenders in the Franklin County, Pennsylvania table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Franklin 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 Chambersburg, PA MSA.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Franklin 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.