DSCR Loans in Orange County, New York
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, 102 lenders made 1,123 investment-property loans in Orange County, 5.0% of New York's total. Dominick Prevete arranges DSCR loans across Orange County, New York, 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 $345,000.
Orange County investor market at a glance
| Statistic | Orange County | New York | County rank |
|---|---|---|---|
| Investor loans | 1,123 | 22,268 | 7th of 26 |
| Reporting lenders | 102 | 396 | 8th of 26 |
| Loan volume | $459.3M | $11.65B | 8th of 26 |
| Average loan | $409K | $523K | 10th of 26 |
| Median loan | $335K | $405K | 10th of 26 |
| Purchases | 59.0% | 59.1% | 14th of 26 |
| Cash-out refinances | 24.0% | 25.7% | 17th of 26 |
| 2–4 unit properties | 18.3% | 44.0% | 21st of 26 |
| Top five lenders' share | 42.6% | 22.4% | 6th of 26 |
| Reported business-purpose | 91.6% | 85.6% | 4th of 26 |
Orange County: closed-end loans on 1–4 unit investment properties. Orange County's rank is highest first, among New York'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
By share of investor loans reported as business-purpose, Orange County ranks 4th-highest of New York's 26 counties with published data (statewide: 85.6%).
91.6% of investor loans here were reported as business-purpose, the only kind of financing Dominick arranges.
18.3% of Orange County's investor loans financed a 2–4 unit property, the 6th-lowest share of New York's 26 counties with published data (statewide: 44.0%).
Single-family rentals dominate here. A DSCR loan qualifies a single-family rental on its market rent, not your income.
The five most active lenders wrote 42.6% of Orange County's investor loans, the 6th-highest share of New York's 26 counties with published data (statewide: 22.4%).
Five lenders write 42.6% of the loans here, so comparing written term sheets matters more.
Does a DSCR loan pencil in Orange County?
At HUD's fair market rent of $2,685 for a 3-bedroom in Orange County, New York, a rental covers its full DSCR payment up to a purchase price of about $345,000, with 20% down at the 7.25% starting rate (November 2026). Orange County's median home value is $387,900; at that price the payment is $2,986 a month, so the property would need $3,000 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) | $2,131 / $2,685 / $2,824 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $387,900 |
| Median property taxes and effective rate | $8,494 (2.19% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $2,986 |
| Rent needed to cover that payment | $3,000 |
| Coverage of a 3-bedroom at fair market rent | 0.90 |
| Highest price a 3-bedroom at fair market rent covers | about $345,000 |
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 NORWICH COMMERCIAL GROUP, INC.; ARK MORTGAGE, INC.; and Loan Funder LLC, out of 102 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: 1,123 loans and $459.3M from 102 lenders. NORWICH COMMERCIAL GROUP, INC. led Orange County with 134 loans, 11.9% of the county's total, and the average Orange County loan of $409K compares with $523K across New York.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| NORWICH COMMERCIAL GROUP, INC. | 134 | $54.3M | $406K | 58.2% |
| ARK MORTGAGE, INC. | 101 | $41.7M | $413K | 55.4% |
| Loan Funder LLC | 82 | $55.9M | $682K | 76.8% |
| CHAMPIONS FUNDING, LLC | 81 | $31.0M | $383K | 40.7% |
| THE LOAN STORE, INC. | 80 | $36.4M | $455K | 68.8% |
| Logan Finance Corporation | 78 | $29.1M | $373K | 75.6% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 75 | $26.9M | $358K | 56.0% |
| Kiavi Funding, Inc. | 34 | $9.5M | $280K | 82.4% |
| NEWREZ LLC | 33 | $11.2M | $339K | 78.8% |
| FM Home Loans, LLC | 31 | $15.0M | $484K | 54.8% |
| CROSSCOUNTRY MORTGAGE, INC. | 31 | $11.8M | $381K | 74.2% |
| Citadel Servicing Corporation | 27 | $12.4M | $461K | 55.6% |
| Hometown Equity Mortgage, LLC | 25 | $9.1M | $363K | 20.0% |
| Rocket Mortgage, LLC | 22 | $6.1M | $277K | 45.5% |
| AMERICAN FINANCIAL NETWORK, INC. | 18 | $7.4M | $413K | 77.8% |
| BPL MORTGAGE TRUST, LLC | 18 | $6.8M | $379K | 55.6% |
| Emporium TPO LLC | 17 | $7.5M | $439K | 47.1% |
| A&D Mortgage LLC | 14 | $3.5M | $247K | 14.3% |
| PLAZA HOME MORTGAGE, INC. | 12 | $3.9M | $321K | 58.3% |
| HUDSON VALLEY CREDIT UNION | 11 | $7.3M | $663K | 72.7% |
| AMERICAN HERITAGE LENDING, LLC | 11 | $3.2M | $295K | 72.7% |
| ICE LENDER HOLDINGS LLC | 10 | $10.0M | $998K | 60.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 10 | $4.0M | $400K | 30.0% |
| AMWEST FUNDING CORP. | 10 | $2.7M | $267K | 70.0% |
| ARC HOME LLC | 7 | $2.7M | $379K | 57.1% |
617 New York loans (2.8%) 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 102 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, New York deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter an Orange County, New York 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 102 lenders and 1,123 loans: 2025 HMDA loan-level data rolled up to Orange County.
- Orange County investor-lender dataset (CSV) — All 25 lenders in the Orange County, New York 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 Kiryas Joel-Poughkeepsie-Newburgh, NY MSA.
- 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.