DSCR Loans in Spalding County, Georgia
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 52 lenders made 171 investment-property loans in Spalding County, 0.8% of Georgia's total. Dominick Prevete arranges DSCR loans across Spalding County, Georgia, 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 $315,000.
Spalding County investor market at a glance
| Statistic | Spalding County | Georgia | County rank |
|---|---|---|---|
| Investor loans | 171 | 21,364 | 27th of 43 |
| Reporting lenders | 52 | 586 | 34th of 43 |
| Loan volume | $23.7M | $5.33B | 41st of 43 |
| Average loan | $139K | $249K | 41st of 43 |
| Median loan | $125K | $205K | 38th of 43 |
| Purchases | 47.4% | 57.3% | 39th of 43 |
| Cash-out refinances | 12.9% | 17.5% | 30th of 43 |
| 2–4 unit properties | 15.2% | 10.0% | 7th of 43 |
| Top five lenders' share | 46.8% | 18.5% | 8th of 43 |
| Reported business-purpose | 67.8% | 65.7% | 21st of 43 |
Spalding County: closed-end loans on 1–4 unit investment properties. Spalding County's rank is highest first, among Georgia's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Spalding County's investor loans.
What stands out in Spalding County
The average investor loan in Spalding County was $139K, the 3rd-lowest average of Georgia's 43 counties with published data (statewide: $249K).
Loans here run small. DSCR loans Dominick arranges start at $75,000.
47.4% of Spalding County's investor loans were purchases, the 5th-lowest share of Georgia's 43 counties with published data (statewide: 57.3%).
Most investor loans here refinance property investors already own. A DSCR refinance qualifies on the property's current rent.
15.2% of Spalding County's investor loans financed a 2–4 unit property, the 7th-highest share of Georgia's 43 counties with published data (statewide: 10.0%).
2–4 unit properties are a larger share here than in most of Georgia. A DSCR loan on a 2–4 unit property qualifies on the rent from all of its units.
Does a DSCR loan pencil in Spalding County?
At HUD's fair market rent of $2,099 for a 3-bedroom in Spalding County, Georgia, a rental covers its full DSCR payment up to a purchase price of about $315,000, with 20% down at the 7.25% starting rate (November 2026). Spalding County's median home value is $228,700; at that price the payment is $1,522 a month, so the property would need $1,525 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) | $1,762 / $2,099 / $2,493 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $228,700 |
| Median property taxes and effective rate | $2,142 (0.94% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,522 |
| Rent needed to cover that payment | $1,525 |
| Coverage of a 3-bedroom at fair market rent | 1.38 |
| Highest price a 3-bedroom at fair market rent covers | about $315,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $525,000 |
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 Spalding County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Spalding County?
The most active investment-property lenders in Spalding County in 2025 HMDA data were United Bank; First National Bank of Griffin; and Kiavi Funding, Inc., out of 52 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 Spalding County, and matches each file to the one most likely to fund it.
Spalding County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 171 loans and $23.7M from 52 lenders. United Bank led Spalding County with 34 loans, 19.9% of the county's total, and the average Spalding County loan of $139K compares with $249K across Georgia.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| United Bank | 34 | $3.2M | $93K | 23.5% |
| First National Bank of Griffin | 21 | $1.7M | $82K | 28.6% |
| Kiavi Funding, Inc. | 12 | $1.7M | $145K | 75.0% |
| KIND LENDING, LLC | 7 | $0.9M | $128K | 57.1% |
| FIRST BANK OF PIKE | 6 | $1.3M | $217K | 16.7% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 6 | $1.0M | $173K | 100.0% |
| Rocket Mortgage, LLC | 5 | $0.5M | $105K | 20.0% |
| NFM, INC. | 5 | $0.5M | $95K | 40.0% |
| AMERICAN FINANCIAL NETWORK, INC. | 4 | $0.8M | $193K | 100.0% |
| AMERICAN FINANCIAL RESOURCES, INC. | 4 | $0.7M | $175K | 100.0% |
| Loan Funder LLC | 4 | $0.5M | $135K | 75.0% |
| HOMEXPRESS MORTGAGE CORP. | 3 | $0.8M | $272K | 33.3% |
| SOUTHEAST MORTGAGE OF GEORGIA, INC. | 3 | $0.6M | $192K | 100.0% |
| DOMINION FINANCIAL SERVICES, LLC | 3 | $0.5M | $175K | 0.0% |
| Broker Solutions, Inc. | 3 | $0.5M | $172K | 100.0% |
| OCMBC, INC. | 3 | $0.4M | $145K | 0.0% |
| First Option Mortgage, LLC | 3 | $0.4M | $138K | 100.0% |
| GUARANTEED RATE, INC. | 2 | $0.5M | $240K | 100.0% |
| Ameris Bank | 2 | $0.4M | $195K | 50.0% |
| Bank of Monticello | 2 | $0.4M | $190K | 0.0% |
| Emporium TPO LLC | 2 | $0.4M | $180K | 100.0% |
| RAIN CITY CAPITAL, LLC | 2 | $0.3M | $170K | 0.0% |
| CHAMPIONS FUNDING, LLC | 2 | $0.3M | $160K | 0.0% |
| Bank of Dudley | 2 | $0.3M | $150K | 50.0% |
| BPL MORTGAGE TRUST, LLC | 2 | $0.2M | $120K | 100.0% |
617 Georgia loans (2.9%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Spalding County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Spalding County CSV, all 25 lenders
What Spalding County's table can't show you: fit. Short-term financing is exempt from HMDA, so Spalding County's fix-and-flip and bridge lenders barely appear among its 52 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 Spalding County, Georgia deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Spalding County, Georgia 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 — Spalding County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 52 lenders and 171 loans: 2025 HMDA loan-level data rolled up to Spalding County.
- Spalding County investor-lender dataset (CSV) — All 25 lenders in the Spalding County, Georgia table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Spalding 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 Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Spalding 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.