DSCR Loans in Suffolk County, Massachusetts
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, 220 lenders made 1,511 investment-property loans in Suffolk County, 15.2% of Massachusetts's total. Dominick Prevete arranges DSCR loans across Suffolk County, Massachusetts, 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 $555,000.
Suffolk County investor market at a glance
| Statistic | Suffolk County | Massachusetts | County rank |
|---|---|---|---|
| Investor loans | 1,511 | 9,959 | 2nd of 11 |
| Reporting lenders | 220 | 432 | 2nd of 11 |
| Loan volume | $1.21B | $6.16B | 2nd of 11 |
| Average loan | $804K | $618K | 2nd of 11 |
| Median loan | $675K | $465K | 1st of 11 |
| Purchases | 52.1% | 60.2% | 11th of 11 |
| Cash-out refinances | 20.6% | 18.6% | 5th of 11 |
| 2–4 unit properties | 58.8% | 46.4% | 3rd of 11 |
| Top five lenders' share | 21.8% | 17.2% | 6th of 11 |
| Reported business-purpose | 74.6% | 73.3% | 4th of 11 |
Suffolk County: closed-end loans on 1–4 unit investment properties. Suffolk County's rank is highest first, among Massachusetts's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Suffolk County's investor loans.
What stands out in Suffolk County
52.1% of Suffolk County's investor loans were purchases, the lowest share of Massachusetts's 11 counties with published data (statewide: 60.2%).
Refinances are a larger share here than in most of Massachusetts. A DSCR refinance qualifies on the property's current rent.
The median investor loan in Suffolk County was $675K, the highest median of Massachusetts's 11 counties with published data (statewide: $465K).
Loans here run large. Dominick arranges DSCR loans from $75,000 up through jumbo balances.
Does a DSCR loan pencil in Suffolk County?
At HUD's fair market rent of $3,584 for a 3-bedroom in Suffolk County, Massachusetts, a rental covers its full DSCR payment up to a purchase price of about $555,000, with 20% down at the 7.25% starting rate (November 2026). Suffolk County's median home value is $705,800; at that price the payment is $4,533 a month, so the property would need $4,550 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) | $3,008 / $3,584 / $3,953 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $705,800 |
| Median property taxes and effective rate | $4,649 (0.66% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $4,533 |
| Rent needed to cover that payment | $4,550 |
| Coverage of a 3-bedroom at fair market rent | 0.79 |
| Highest price a 3-bedroom at fair market rent covers | about $555,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $935,000 |
| HUD area | Boston-Cambridge-Quincy, MA-NH 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 Suffolk County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Suffolk County?
The most active investment-property lenders in Suffolk County in 2025 HMDA data were Workers Federal Credit Union; Leader Bank, National Association; and GUARANTEED RATE, INC., out of 220 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.
Suffolk County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 1,511 loans and $1.21B from 220 lenders. Workers Federal Credit Union led Suffolk County with 87 loans, 5.8% of the county's total, and the average Suffolk County loan of $804K compares with $618K across Massachusetts.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Workers Federal Credit Union | 87 | $80.9M | $930K | 41.4% |
| Leader Bank, National Association | 83 | $51.5M | $620K | 69.9% |
| GUARANTEED RATE, INC. | 66 | $44.3M | $671K | 60.6% |
| CROSSCOUNTRY MORTGAGE, INC. | 58 | $30.6M | $528K | 60.3% |
| RF RENOVO MANAGEMENT COMPANY, LLC | 36 | $37.3M | $1036K | 52.8% |
| CCG Fund 1, LLC | 35 | $61.7M | $1762K | 28.6% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 33 | $18.9M | $573K | 45.5% |
| EMM LOANS LLC | 30 | $20.5M | $682K | 30.0% |
| Rockland Trust Company | 30 | $19.4M | $648K | 66.7% |
| Rocket Mortgage, LLC | 29 | $13.2M | $455K | 41.4% |
| Eastern Bank | 27 | $18.1M | $671K | 33.3% |
| Everett Co-operative Bank | 26 | $21.2M | $815K | 42.3% |
| NEWREZ LLC | 24 | $15.5M | $648K | 33.3% |
| PENNYMAC LOAN SERVICES, LLC | 24 | $15.0M | $626K | 62.5% |
| MSA MORTGAGE, LLC | 22 | $12.6M | $573K | 50.0% |
| Hingham Institution for Savings, The | 21 | $23.2M | $1106K | 47.6% |
| TD Bank, National Association | 21 | $21.8M | $1040K | 52.4% |
| Logan Finance Corporation | 21 | $15.8M | $754K | 47.6% |
| The Cooperative Bank | 18 | $21.0M | $1164K | 55.6% |
| Hometown Equity Mortgage, LLC | 18 | $15.4M | $856K | 38.9% |
| Middlesex Savings Bank | 18 | $13.6M | $758K | 55.6% |
| Dedham Institution for Savings | 17 | $26.7M | $1573K | 76.5% |
| CMG MORTGAGE, INC. | 16 | $9.0M | $565K | 75.0% |
| Norwood Co-operative Bank | 15 | $18.7M | $1246K | 73.3% |
| OCMBC, INC. | 15 | $11.1M | $742K | 33.3% |
211 Massachusetts loans (2.1%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Suffolk County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Suffolk County CSV, all 25 lenders
What Suffolk County's table can't show you: fit. Short-term financing is exempt from HMDA, so Suffolk County's fix-and-flip and bridge lenders barely appear among its 220 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 Suffolk County, Massachusetts deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Suffolk County, Massachusetts 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 — Suffolk County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 220 lenders and 1,511 loans: 2025 HMDA loan-level data rolled up to Suffolk County.
- Suffolk County investor-lender dataset (CSV) — All 25 lenders in the Suffolk County, Massachusetts table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Suffolk 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 Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Suffolk 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.