DSCR Loans in Shelby County, Tennessee
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 209 lenders made 2,599 investment-property loans in Shelby County, 16.4% of Tennessee's total. Dominick Prevete arranges DSCR loans across Shelby 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 $255,000.
Shelby County investor market at a glance
| Statistic | Shelby County | Tennessee | County rank |
|---|---|---|---|
| Investor loans | 2,599 | 15,845 | 1st of 24 |
| Reporting lenders | 209 | 634 | 3rd of 24 |
| Loan volume | $388.3M | $4.51B | 3rd of 24 |
| Average loan | $149K | $285K | 23rd of 24 |
| Median loan | $125K | $205K | 23rd of 24 |
| Purchases | 55.1% | 57.0% | 15th of 24 |
| Cash-out refinances | 21.3% | 15.4% | 2nd of 24 |
| 2–4 unit properties | 10.2% | 12.2% | 12th of 24 |
| Top five lenders' share | 28.9% | 14.7% | 17th of 24 |
| Reported business-purpose | 82.3% | 66.4% | 2nd of 24 |
Shelby County: closed-end loans on 1–4 unit investment properties. Shelby County's rank is highest first, among Tennessee's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Shelby County's investor loans.
What stands out in Shelby County
21.3% of Shelby County's investor loans were cash-out refinances, the 2nd-highest share of Tennessee's 24 counties with published data (statewide: 15.4%).
On the DSCR cash-out refinances Dominick arranges, cash-out can close with no seasoning.
By share of investor loans reported as business-purpose, Shelby County ranks 2nd-highest of Tennessee's 24 counties with published data (statewide: 66.4%).
82.3% of investor loans here were reported as business-purpose, the only kind of financing Dominick arranges.
The average investor loan in Shelby County was $149K, the 2nd-lowest average of Tennessee's 24 counties with published data (statewide: $285K).
Loans here run small. DSCR loans Dominick arranges start at $75,000.
Does a DSCR loan pencil in Shelby County?
At HUD's fair market rent of $1,717 for a 3-bedroom in Shelby County, Tennessee, a rental covers its full DSCR payment up to a purchase price of about $255,000, with 20% down at the 7.25% starting rate (November 2026). Shelby County's median home value is $249,100; at that price the payment is $1,666 a month, so the property would need $1,675 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) | $1,301 / $1,717 / $1,981 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $249,100 |
| Median property taxes and effective rate | $2,429 (0.98% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,666 |
| Rent needed to cover that payment | $1,675 |
| Coverage of a 3-bedroom at fair market rent | 1.03 |
| Highest price a 3-bedroom at fair market rent covers | about $255,000 |
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 Shelby County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Shelby County?
The most active investment-property lenders in Shelby County in 2025 HMDA data were Kiavi Funding, Inc.; Pinnacle Bank; and CROSSCOUNTRY MORTGAGE, INC., out of 209 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 Shelby County, and matches each file to the one most likely to fund it.
Shelby County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 2,599 loans and $388.3M from 209 lenders. Kiavi Funding, Inc. led Shelby County with 217 loans, 8.3% of the county's total, and the average Shelby County loan of $149K compares with $285K across Tennessee.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Kiavi Funding, Inc. | 217 | $31.8M | $147K | 46.5% |
| Pinnacle Bank | 161 | $17.5M | $109K | 87.0% |
| CROSSCOUNTRY MORTGAGE, INC. | 154 | $21.4M | $139K | 67.5% |
| BPL MORTGAGE TRUST, LLC | 123 | $13.7M | $111K | 40.7% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 97 | $11.9M | $123K | 57.7% |
| Loan Funder LLC | 96 | $14.1M | $146K | 37.5% |
| LIMA ONE CAPITAL, LLC | 82 | $10.2M | $124K | 37.8% |
| GUARANTEED RATE, INC. | 78 | $8.8M | $112K | 65.4% |
| CV3 FINANCIAL SERVICES, LLC | 69 | $9.1M | $132K | 78.3% |
| CHAMPIONS FUNDING, LLC | 52 | $9.7M | $186K | 15.4% |
| AMERICAN HERITAGE LENDING, LLC | 52 | $7.7M | $148K | 17.3% |
| AMWEST FUNDING CORP. | 42 | $6.7M | $160K | 61.9% |
| GUILD MORTGAGE COMPANY | 41 | $6.3M | $154K | 73.2% |
| Orion Federal Credit Union | 38 | $4.2M | $111K | 71.1% |
| DEEPHAVEN MORTGAGE LLC | 37 | $5.2M | $139K | 35.1% |
| Rocket Mortgage, LLC | 37 | $5.1M | $139K | 21.6% |
| Paragon Bank | 36 | $5.7M | $159K | 94.4% |
| Evolve Bank & Trust | 35 | $5.4M | $154K | 80.0% |
| Planters Bank & Trust Company | 34 | $6.8M | $200K | 55.9% |
| HOMEXPRESS MORTGAGE CORP. | 30 | $4.6M | $153K | 3.3% |
| NEWREZ LLC | 28 | $5.0M | $180K | 64.3% |
| LENDINGONE, LLC | 28 | $4.2M | $151K | 50.0% |
| COMMUNITY MORTGAGE CORPORATION | 27 | $4.5M | $168K | 85.2% |
| Renasant Bank | 27 | $3.3M | $124K | 44.4% |
| Community Bank of Mississippi | 26 | $4.4M | $168K | 42.3% |
451 Tennessee loans (2.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Shelby County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Shelby County CSV, all 25 lenders
What Shelby County's table can't show you: fit. Short-term financing is exempt from HMDA, so Shelby County's fix-and-flip and bridge lenders barely appear among its 209 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 →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 Shelby County, Tennessee deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Shelby 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 — Shelby County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 209 lenders and 2,599 loans: 2025 HMDA loan-level data rolled up to Shelby County.
- Shelby County investor-lender dataset (CSV) — All 25 lenders in the Shelby County, Tennessee table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Shelby 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 Memphis, TN-MS-AR HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Shelby 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.