DSCR Loans in Orange County, North Carolina
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 71 lenders made 213 investment-property loans in Orange County, 1.0% of North Carolina's total. Dominick Prevete arranges DSCR loans across Orange County, North Carolina, 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.
Orange County investor market at a glance
| Statistic | Orange County | North Carolina | County rank |
|---|---|---|---|
| Investor loans | 213 | 21,470 | 24th of 42 |
| Reporting lenders | 71 | 601 | 25th of 42 |
| Loan volume | $70.7M | $5.97B | 24th of 42 |
| Average loan | $332K | $278K | 10th of 42 |
| Median loan | $295K | $225K | 7th of 42 |
| Purchases | 68.5% | 64.5% | 14th of 42 |
| Cash-out refinances | 15.5% | 15.7% | 25th of 42 |
| 2–4 unit properties | 13.6% | 6.3% | 8th of 42 |
| Top five lenders' share | 42.3% | 23.4% | 7th of 42 |
| Reported business-purpose | 73.2% | 70.9% | 22nd of 42 |
Orange County: closed-end loans on 1–4 unit investment properties. Orange County's rank is highest first, among North Carolina's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Orange County's investor loans.
What stands out in Orange County
The median investor loan in Orange County was $295K, the 7th-highest median of North Carolina's 42 counties with published data (statewide: $225K).
Loans here run large. Dominick arranges DSCR loans from $75,000 up through jumbo balances.
The five most active lenders wrote 42.3% of Orange County's investor loans, the 7th-highest share of North Carolina's 42 counties with published data (statewide: 23.4%).
Five lenders write 42.3% of the loans here, so comparing written term sheets matters more.
13.6% of Orange County's investor loans financed a 2–4 unit property, the 8th-highest share of North Carolina's 42 counties with published data (statewide: 6.3%).
2–4 unit properties are a larger share here than in most of North Carolina. A DSCR loan on a 2–4 unit property qualifies on the rent from all of its units.
Does a DSCR loan pencil in Orange County?
At HUD's fair market rent of $2,161 for a 3-bedroom in Orange County, North Carolina, 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). Orange County's median home value is $459,500; at that price the payment is $3,046 a month, so the property would need $3,050 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) | $1,745 / $2,161 / $2,486 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $459,500 |
| Median property taxes and effective rate | $4,162 (0.91% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $3,046 |
| Rent needed to cover that payment | $3,050 |
| Coverage of a 3-bedroom at fair market rent | 0.71 |
| Highest price a 3-bedroom at fair market rent covers | about $325,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $525,000 |
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 Orange County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Orange County?
The most active investment-property lenders in Orange County in 2025 HMDA data were STATE EMPLOYEES'; Loandepot.Com, LLC; and Kiavi Funding, Inc., out of 71 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 Orange County, and matches each file to the one most likely to fund it.
Orange County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 213 loans and $70.7M from 71 lenders. STATE EMPLOYEES' led Orange County with 38 loans, 17.8% of the county's total, and the average Orange County loan of $332K compares with $278K across North Carolina.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| STATE EMPLOYEES' | 38 | $11.5M | $304K | 65.8% |
| Loandepot.Com, LLC | 24 | $5.0M | $210K | 100.0% |
| Kiavi Funding, Inc. | 13 | $4.0M | $310K | 92.3% |
| THE LOAN STORE, INC. | 8 | $2.7M | $341K | 25.0% |
| T2 FINANCIAL LLC | 7 | $4.4M | $629K | 0.0% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 6 | $1.9M | $310K | 83.3% |
| KBHS HOME LOANS, LLC | 6 | $1.6M | $260K | 100.0% |
| Rocket Mortgage, LLC | 6 | $1.4M | $235K | 83.3% |
| Prosperity Home Mortgage, LLC | 5 | $2.2M | $439K | 80.0% |
| MOVEMENT MORTGAGE, LLC | 4 | $1.9M | $478K | 50.0% |
| AMERICAN HERITAGE LENDING, LLC | 4 | $1.6M | $393K | 25.0% |
| General Mortgage Capital Corporation | 4 | $1.3M | $320K | 50.0% |
| CORPORATE INVESTORS MORTGAGE GROUP, INC | 4 | $0.7M | $175K | 75.0% |
| Towne Bank | 3 | $1.4M | $465K | 100.0% |
| Wells Fargo Bank, National Association | 3 | $1.2M | $402K | 100.0% |
| CHAMPIONS FUNDING, LLC | 3 | $1.2M | $392K | 66.7% |
| First-Citizens Bank & Trust Company | 3 | $1.1M | $352K | 100.0% |
| OriginPoint, LLC | 3 | $1.0M | $342K | 100.0% |
| RF RENOVO MANAGEMENT COMPANY, LLC | 3 | $0.8M | $278K | 100.0% |
| CROSSCOUNTRY MORTGAGE, INC. | 3 | $0.8M | $272K | 100.0% |
| First National Bank of Pennsylvania | 3 | $0.8M | $258K | 33.3% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 2 | $1.9M | $940K | 0.0% |
| JPMorgan Chase Bank, National Association | 2 | $1.0M | $480K | 50.0% |
| American Security Mortgage Corp. | 2 | $0.7M | $365K | 100.0% |
| PENNYMAC LOAN SERVICES, LLC | 2 | $0.7M | $355K | 50.0% |
846 North Carolina loans (3.9%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Orange County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Orange County CSV, all 25 lenders
What Orange County's table can't show you: fit. Short-term financing is exempt from HMDA, so Orange County's fix-and-flip and bridge lenders barely appear among its 71 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 Orange County, North Carolina deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter an Orange County, North Carolina 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 — Orange County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 71 lenders and 213 loans: 2025 HMDA loan-level data rolled up to Orange County.
- Orange County investor-lender dataset (CSV) — All 25 lenders in the Orange County, North Carolina table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Orange 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 Durham-Chapel Hill, NC HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Orange 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.