DSCR Loans in Philadelphia County, Pennsylvania
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, 267 lenders made 5,457 investment-property loans in Philadelphia County, 22.6% of Pennsylvania's total. Dominick Prevete arranges DSCR loans across Philadelphia 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 $335,000.
Philadelphia County investor market at a glance
| Statistic | Philadelphia County | Pennsylvania | County rank |
|---|---|---|---|
| Investor loans | 5,457 | 24,181 | 1st of 35 |
| Reporting lenders | 267 | 587 | 1st of 35 |
| Loan volume | $1.31B | $5.10B | 1st of 35 |
| Average loan | $239K | $211K | 7th of 35 |
| Median loan | $185K | $175K | 14th of 35 |
| Purchases | 46.2% | 55.3% | 34th of 35 |
| Cash-out refinances | 31.0% | 21.3% | 1st of 35 |
| 2–4 unit properties | 26.9% | 26.5% | 16th of 35 |
| Top five lenders' share | 28.5% | 20.4% | 29th of 35 |
| Reported business-purpose | 87.2% | 77.2% | 1st of 35 |
Philadelphia County: closed-end loans on 1–4 unit investment properties. Philadelphia County's rank is highest first, among Pennsylvania's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Philadelphia County's investor loans.
What stands out in Philadelphia County
31.0% of Philadelphia County's investor loans were cash-out refinances, the highest share of Pennsylvania's 35 counties with published data (statewide: 21.3%).
On the DSCR cash-out refinances Dominick arranges, cash-out can close with no seasoning.
By share of investor loans reported as business-purpose, Philadelphia County ranks highest of Pennsylvania's 35 counties with published data (statewide: 77.2%).
87.2% of investor loans here were reported as business-purpose, the only kind of financing Dominick arranges.
46.2% of Philadelphia County's investor loans were purchases, the 2nd-lowest share of Pennsylvania's 35 counties with published data (statewide: 55.3%).
Most investor loans here refinance property investors already own. A DSCR refinance qualifies on the property's current rent.
Does a DSCR loan pencil in Philadelphia County?
At HUD's fair market rent of $2,216 for a 3-bedroom in Philadelphia County, Pennsylvania, a rental covers its full DSCR payment up to a purchase price of about $335,000, with 20% down at the 7.25% starting rate (November 2026). Philadelphia County's median home value is $243,100; at that price the payment is $1,595 a month, so the property would need $1,600 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) | $1,860 / $2,216 / $2,445 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $243,100 |
| Median property taxes and effective rate | $2,003 (0.82% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,595 |
| Rent needed to cover that payment | $1,600 |
| Coverage of a 3-bedroom at fair market rent | 1.39 |
| Highest price a 3-bedroom at fair market rent covers | about $335,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $565,000 |
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 Philadelphia County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Philadelphia County?
The most active investment-property lenders in Philadelphia County in 2025 HMDA data were Kiavi Funding, Inc.; Loan Funder LLC; and UNITED SHORE FINANCIAL SERVICES, LLC, out of 267 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 Philadelphia County, and matches each file to the one most likely to fund it.
Philadelphia County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 5,457 loans and $1.31B from 267 lenders. Kiavi Funding, Inc. led Philadelphia County with 663 loans, 12.1% of the county's total, and the average Philadelphia County loan of $239K compares with $211K across Pennsylvania.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Kiavi Funding, Inc. | 663 | $126.4M | $191K | 61.4% |
| Loan Funder LLC | 233 | $59.2M | $254K | 60.9% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 231 | $42.1M | $182K | 51.1% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 219 | $35.3M | $161K | 14.2% |
| CONSTRUCTIVE LOANS, LLC | 208 | $45.1M | $217K | 13.5% |
| BPL MORTGAGE TRUST, LLC | 200 | $41.6M | $208K | 14.5% |
| PHILADELPHIA FEDERAL CREDIT UNION | 190 | $41.7M | $220K | 7.4% |
| CROSSCOUNTRY MORTGAGE, INC. | 185 | $50.4M | $273K | 70.8% |
| CV3 FINANCIAL SERVICES, LLC | 157 | $29.9M | $190K | 91.1% |
| Parke Bank | 145 | $55.2M | $381K | 87.6% |
| RF RENOVO MANAGEMENT COMPANY, LLC | 143 | $36.3M | $254K | 53.8% |
| LEI:9845001ADACA7A75EE02 | 125 | $25.4M | $203K | 0.0% |
| GUARANTEED RATE, INC. | 102 | $26.6M | $261K | 80.4% |
| CHAMPIONS FUNDING, LLC | 100 | $29.5M | $295K | 11.0% |
| Metro City Bank | 96 | $18.3M | $190K | 88.5% |
| Rocket Mortgage, LLC | 95 | $16.4M | $173K | 44.2% |
| ICE LENDER HOLDINGS LLC | 89 | $30.6M | $343K | 20.2% |
| AMWEST FUNDING CORP. | 72 | $12.8M | $177K | 69.4% |
| MOVEMENT MORTGAGE, LLC | 71 | $15.9M | $224K | 47.9% |
| Hometown Equity Mortgage, LLC | 69 | $19.2M | $278K | 15.9% |
| Firstrust Savings Bank | 60 | $11.2M | $186K | 61.7% |
| HOMEXPRESS MORTGAGE CORP. | 59 | $19.6M | $332K | 42.4% |
| DEEPHAVEN MORTGAGE LLC | 50 | $14.0M | $279K | 36.0% |
| Citadel Servicing Corporation | 46 | $11.6M | $252K | 30.4% |
| THE LOAN STORE, INC. | 46 | $9.6M | $208K | 47.8% |
926 Pennsylvania loans (3.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Philadelphia County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Philadelphia County CSV, all 25 lenders
What Philadelphia County's table can't show you: fit. Short-term financing is exempt from HMDA, so Philadelphia County's fix-and-flip and bridge lenders barely appear among its 267 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.
What Philadelphia County deals has Dominick Prevete closed?
The proof is a closing, not a promise.
- $234,000Philadelphia, PA
2-unit · DSCR purchase · closed May 2025
These are closings Dominick Prevete arranged personally, 1 of the 35 on his closed transactions record, which lists each one's leverage, coverage and rate at closing.
Run the coverage test on your Philadelphia County, Pennsylvania deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Philadelphia 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 — Philadelphia County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 267 lenders and 5,457 loans: 2025 HMDA loan-level data rolled up to Philadelphia County.
- Philadelphia County investor-lender dataset (CSV) — All 25 lenders in the Philadelphia County, Pennsylvania table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Philadelphia 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 Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Philadelphia 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.