DSCR Loans in Providence County, Rhode Island
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 156 lenders made 925 investment-property loans in Providence County, 59.8% of Rhode Island's total. Dominick Prevete arranges DSCR loans across Providence County, Rhode Island, 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 $330,000.
Providence County investor market at a glance
| Statistic | Providence County | Rhode Island | County rank |
|---|---|---|---|
| Investor loans | 925 | 1,548 | 1st of 4 |
| Reporting lenders | 156 | 194 | 1st of 4 |
| Loan volume | $373.2M | $689.3M | 1st of 4 |
| Average loan | $403K | $445K | 3rd of 4 |
| Median loan | $395K | $395K | 3rd of 4 |
| Purchases | 45.2% | 49.8% | 4th of 4 |
| Cash-out refinances | 35.5% | 31.2% | 1st of 4 |
| 2–4 unit properties | 70.7% | 55.2% | 1st of 4 |
| Top five lenders' share | 21.9% | 20.2% | 4th of 4 |
| Reported business-purpose | 78.4% | 77.6% | 1st of 4 |
Providence County: closed-end loans on 1–4 unit investment properties. Providence County's rank is highest first, among Rhode Island's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Providence County's investor loans.
What stands out in Providence County
70.7% of Providence County's investor loans financed a 2–4 unit property, the highest share of Rhode Island's 4 counties with published data (statewide: 55.2%).
2–4 unit properties are common here. A DSCR loan on a 2–4 unit property qualifies on the rent from all of its units.
45.2% of Providence County's investor loans were purchases, the lowest share of Rhode Island's 4 counties with published data (statewide: 49.8%).
Most investor loans here refinance property investors already own. A DSCR refinance qualifies on the property's current rent.
35.5% of Providence County's investor loans were cash-out refinances, the highest share of Rhode Island's 4 counties with published data (statewide: 31.2%).
On the DSCR cash-out refinances Dominick arranges, cash-out can close with no seasoning.
Does a DSCR loan pencil in Providence County?
At HUD's fair market rent of $2,302 for a 3-bedroom in Providence County, Rhode Island, a rental covers its full DSCR payment up to a purchase price of about $330,000, with 20% down at the 7.25% starting rate (November 2026). Providence County's median home value is $373,600; at that price the payment is $2,585 a month, so the property would need $2,600 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) | $1,879 / $2,302 / $2,615 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $373,600 |
| Median property taxes and effective rate | $4,683 (1.25% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $2,585 |
| Rent needed to cover that payment | $2,600 |
| Coverage of a 3-bedroom at fair market rent | 0.89 |
| Highest price a 3-bedroom at fair market rent covers | about $330,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $540,000 |
| HUD area | Providence-Fall River, RI-MA HUD Metro FMR Area |
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 Providence County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Providence County?
The most active investment-property lenders in Providence County in 2025 HMDA data were RF RENOVO MANAGEMENT COMPANY, LLC; NFM, INC.; and ARC HOME LLC, out of 156 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 two that reported in Providence County, and matches each file to the one most likely to fund it.
Providence County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 925 loans and $373.2M from 156 lenders. RF RENOVO MANAGEMENT COMPANY, LLC led Providence County with 62 loans, 6.7% of the county's total, and the average Providence County loan of $403K compares with $445K across Rhode Island.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| RF RENOVO MANAGEMENT COMPANY, LLC | 62 | $28.4M | $458K | 77.4% |
| NFM, INC. | 45 | $19.6M | $435K | 31.1% |
| ARC HOME LLC | 33 | $13.5M | $408K | 36.4% |
| MOVEMENT MORTGAGE, LLC | 32 | $13.6M | $425K | 46.9% |
| United Wholesale Mortgage | 31 | $11.9M | $385K | 48.4% |
| BAYCOAST MORTGAGE COMPANY, LLC | 29 | $11.7M | $405K | 62.1% |
| OCMBC, INC. | 27 | $10.8M | $402K | 25.9% |
| HOMEXPRESS MORTGAGE CORP. | 21 | $9.5M | $450K | 19.0% |
| Centreville Bank | 21 | $9.3M | $442K | 57.1% |
| BankNewport | 21 | $8.1M | $384K | 71.4% |
| CMG MORTGAGE, INC. | 20 | $9.2M | $460K | 50.0% |
| BPL MORTGAGE TRUST, LLC | 18 | $8.1M | $450K | 0.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 18 | $6.7M | $374K | 22.2% |
| NAVIGANT CREDIT UNION | 18 | $6.3M | $347K | 38.9% |
| Rocket Mortgage, LLC | 18 | $4.7M | $262K | 11.1% |
| Loan Funder LLC | 17 | $6.8M | $402K | 41.2% |
| CROSSCOUNTRY MORTGAGE, INC. | 17 | $5.8M | $339K | 58.8% |
| Northpointe Bank | 13 | $4.1M | $313K | 38.5% |
| CHAMPIONS FUNDING, LLC | 12 | $5.0M | $420K | 25.0% |
| CARRINGTON MORTGAGE SERVICES, LLC | 12 | $4.4M | $368K | 8.3% |
| AMERICAN NEIGHBORHOOD MORTGAGE ACCEPTANCE COMPANY LLC | 11 | $4.3M | $395K | 81.8% |
| Leader Bank, National Association | 11 | $4.0M | $366K | 81.8% |
| GUILD MORTGAGE COMPANY | 11 | $3.7M | $338K | 54.5% |
| Loandepot.Com, LLC | 11 | $3.6M | $326K | 36.4% |
| AMERICAN HERITAGE LENDING, LLC | 11 | $3.5M | $320K | 18.2% |
12 Rhode Island loans (0.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Providence County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved November 11, 2026. How this data is built · Providence County CSV, all 25 lenders
What Providence County's table can't show you: fit. Short-term financing is exempt from HMDA, so Providence County's fix-and-flip and bridge lenders barely appear among its 156 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 →Dominick Prevete places loans with some of the lenders listed here through wholesale relationships, and is paid when a loan he arranges closes. Appearing in this table is not an endorsement or a recommendation.
Counties near Providence County with published lender data
| County | Investor loans, 2025 | Lenders | Where it is from Providence County |
|---|---|---|---|
| Kent County, RI | 188 | 70 | Borders Providence County |
| Bristol County, MA | 693 | 155 | Borders Providence County |
| Worcester County, MA | 1,224 | 197 | Borders Providence County |
| Norfolk County, MA | 887 | 177 | Borders Providence County |
| Newport County, RI | 161 | 68 | About 30 miles away |
Run the coverage test on your Providence County, Rhode Island deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Providence County, Rhode Island 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 — Providence County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 156 lenders and 925 loans: 2025 HMDA loan-level data rolled up to Providence County.
- Providence County investor-lender dataset (CSV) — All 25 lenders in the Providence County, Rhode Island table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Providence 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 Providence-Fall River, RI-MA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Providence 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.