DSCR Loans in Putnam County, Tennessee
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 45 lenders made 191 investment-property loans in Putnam County, 1.2% of Tennessee's total. Dominick Prevete arranges DSCR loans across Putnam County, Tennessee, 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 $235,000.
Putnam County investor market at a glance
| Statistic | Putnam County | Tennessee | County rank |
|---|---|---|---|
| Investor loans | 191 | 15,845 | 17th of 24 |
| Reporting lenders | 45 | 634 | 21st of 24 |
| Loan volume | $40.7M | $4.51B | 17th of 24 |
| Average loan | $213K | $285K | 17th of 24 |
| Median loan | $185K | $205K | 15th of 24 |
| Purchases | 48.2% | 57.0% | 21st of 24 |
| Cash-out refinances | 3.7% | 15.4% | 24th of 24 |
| 2–4 unit properties | 20.9% | 12.2% | 6th of 24 |
| Top five lenders' share | 67.0% | 14.7% | 1st of 24 |
| Reported business-purpose | 85.3% | 66.4% | 1st of 24 |
Putnam County: closed-end loans on 1–4 unit investment properties. Putnam County's rank is highest first, among Tennessee's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Putnam County's investor loans.
What stands out in Putnam County
3.7% of Putnam County's investor loans were cash-out refinances, the lowest share of Tennessee's 24 counties with published data (statewide: 15.4%).
When investors here do take cash out, the DSCR cash-out refinances Dominick arranges require no seasoning.
By share of investor loans reported as business-purpose, Putnam County ranks highest of Tennessee's 24 counties with published data (statewide: 66.4%).
85.3% of investor loans here were reported as business-purpose, the only kind of financing Dominick arranges.
The five most active lenders wrote 67.0% of Putnam County's investor loans, the highest share of Tennessee's 24 counties with published data (statewide: 14.7%).
Five lenders write 67.0% of the loans here, so comparing written term sheets matters more.
Does a DSCR loan pencil in Putnam County?
At HUD's fair market rent of $1,502 for a 3-bedroom in Putnam County, Tennessee, a rental covers its full DSCR payment up to a purchase price of about $235,000, with 20% down at the 7.25% starting rate (November 2026). Putnam County's median home value is $282,500; at that price the payment is $1,773 a month, so the property would need $1,775 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) | $1,102 / $1,502 / $1,564 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $282,500 |
| Median property taxes and effective rate | $1,363 (0.48% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,773 |
| Rent needed to cover that payment | $1,775 |
| Coverage of a 3-bedroom at fair market rent | 0.85 |
| Highest price a 3-bedroom at fair market rent covers | about $235,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $350,000 |
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 Putnam County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Putnam County?
The most active investment-property lenders in Putnam County in 2025 HMDA data were One Bank of Tennessee, Citizens Bank of Lafayette and FirstBank, out of 45 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 and matches each file to the one most likely to fund it.
Putnam County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 191 loans and $40.7M from 45 lenders. One Bank of Tennessee led Putnam County with 104 loans, 54.5% of the county's total, and the average Putnam County loan of $213K compares with $285K across Tennessee.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| One Bank of Tennessee | 104 | $22.1M | $212K | 37.5% |
| Citizens Bank of Lafayette | 7 | $1.3M | $192K | 71.4% |
| FirstBank | 6 | $1.3M | $220K | 50.0% |
| DHI MORTGAGE COMPANY, LTD. | 6 | $1.3M | $213K | 100.0% |
| WILSON BANK AND TRUST | 5 | $1.0M | $203K | 80.0% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 4 | $1.1M | $285K | 50.0% |
| UNION HOME MORTGAGE CORP. | 4 | $0.7M | $173K | 100.0% |
| First Freedom Bank | 3 | $1.5M | $485K | 100.0% |
| First Citizens National Bank | 3 | $0.8M | $272K | 0.0% |
| Farm Credit Mid-America | 3 | $0.6M | $195K | 33.3% |
| FIRST COMMUNITY MORTGAGE, INC. | 3 | $0.6M | $188K | 100.0% |
| MASON MCDUFFIE MORTGAGE CORPORATION | 3 | $0.5M | $168K | 66.7% |
| Builtwell Bank | 3 | $0.1M | $45K | 0.0% |
| Broker Solutions, Inc. | 2 | $0.5M | $230K | 0.0% |
| Rocket Mortgage, LLC | 2 | $0.5M | $230K | 0.0% |
| U.S. Bank National Association | 2 | $0.4M | $215K | 100.0% |
| CITIZENS BANK | 2 | $0.3M | $175K | 0.0% |
| SouthEast Bank | 2 | $0.1M | $55K | 0.0% |
| Southern Bank of Tennessee | 1 | $0.5M | $515K | 0.0% |
| IncredibleBank | 1 | $0.4M | $415K | 100.0% |
| RAIN CITY CAPITAL, LLC | 1 | $0.3M | $345K | 0.0% |
| Loan Funder LLC | 1 | $0.3M | $305K | 100.0% |
| Liberty | 1 | $0.3M | $295K | 100.0% |
| AMERITRUST MORTGAGE CORPORATION | 1 | $0.3M | $275K | 100.0% |
| Legacy Home Loans, LLC | 1 | $0.3M | $265K | 100.0% |
451 Tennessee loans (2.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Putnam County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Putnam County CSV, all 25 lenders
What Putnam County's table can't show you: fit. Short-term financing is exempt from HMDA, so Putnam County's fix-and-flip and bridge lenders barely appear among its 45 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 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 Putnam County, Tennessee deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Putnam County, Tennessee 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 — Putnam County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 45 lenders and 191 loans: 2025 HMDA loan-level data rolled up to Putnam County.
- Putnam County investor-lender dataset (CSV) — All 25 lenders in the Putnam County, Tennessee table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Putnam 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 Putnam County, TN.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Putnam 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.