DSCR Loans in Thomas County, Georgia
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, 25 lenders made 104 investment-property loans in Thomas County, 0.5% of Georgia's total. Dominick Prevete arranges DSCR loans across Thomas 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 $225,000.
Thomas County investor market at a glance
| Statistic | Thomas County | Georgia | County rank |
|---|---|---|---|
| Investor loans | 104 | 21,364 | 42nd of 43 |
| Reporting lenders | 25 | 586 | 43rd of 43 |
| Loan volume | $26.4M | $5.33B | 37th of 43 |
| Average loan | $254K | $249K | 17th of 43 |
| Median loan | $165K | $205K | 30th of 43 |
| Purchases | 62.5% | 57.3% | 18th of 43 |
| Cash-out refinances | 8.7% | 17.5% | 39th of 43 |
| 2–4 unit properties | 14.4% | 10.0% | 9th of 43 |
| Top five lenders' share | 73.1% | 18.5% | 1st of 43 |
| Reported business-purpose | 32.7% | 65.7% | 43rd of 43 |
Thomas County: closed-end loans on 1–4 unit investment properties. Thomas County's rank is highest first, among Georgia's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Thomas County's investor loans.
What stands out in Thomas County
32.7% of Thomas County's investor loans were reported as business-purpose, the lowest share of Georgia's 43 counties with published data (statewide: 65.7%).
Fewer investor loans here were reported as business-purpose than in most of Georgia. Dominick arranges business-purpose financing only, on investment property, never a primary residence.
The five most active lenders wrote 73.1% of Thomas County's investor loans, the highest share of Georgia's 43 counties with published data (statewide: 18.5%).
Five lenders write 73.1% of the loans here, so comparing written term sheets matters more.
8.7% of Thomas County's investor loans were cash-out refinances, the 5th-lowest share of Georgia's 43 counties with published data (statewide: 17.5%).
When investors here do take cash out, the DSCR cash-out refinances Dominick arranges require no seasoning.
Does a DSCR loan pencil in Thomas County?
At HUD's fair market rent of $1,492 for a 3-bedroom in Thomas County, Georgia, a rental covers its full DSCR payment up to a purchase price of about $225,000, with 20% down at the 7.25% starting rate (November 2026). Thomas County's median home value is $196,700; at that price the payment is $1,284 a month, so the property would need $1,300 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) | $1,233 / $1,492 / $1,620 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $196,700 |
| Median property taxes and effective rate | $1,539 (0.78% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $1,284 |
| Rent needed to cover that payment | $1,300 |
| Coverage of a 3-bedroom at fair market rent | 1.16 |
| Highest price a 3-bedroom at fair market rent covers | about $225,000 |
| Highest price two 2-bedroom units at fair market rent cover | about $375,000 |
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 Thomas County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Thomas County?
The most active investment-property lenders in Thomas County in 2025 HMDA data were Thomasville National Bank; Renasant Bank; and CV3 FINANCIAL SERVICES, LLC, out of 25 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 Thomas County, and matches each file to the one most likely to fund it.
Thomas County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 104 loans and $26.4M from 25 lenders. Thomasville National Bank led Thomas County with 54 loans, 51.9% of the county's total, and the average Thomas County loan of $254K compares with $249K across Georgia.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| Thomasville National Bank | 54 | $14.2M | $263K | 85.2% |
| Renasant Bank | 8 | $1.2M | $155K | 12.5% |
| CV3 FINANCIAL SERVICES, LLC | 5 | $1.6M | $317K | 40.0% |
| First Port City Bank | 5 | $0.7M | $137K | 40.0% |
| First Reliance Bank | 4 | $0.6M | $155K | 75.0% |
| COREVEST AMERICAN FINANCE LENDER LLC | 3 | $4.2M | $1395K | 0.0% |
| Synovus Bank | 3 | $0.4M | $148K | 66.7% |
| Farmers & Merchants Bank | 3 | $0.2M | $72K | 0.0% |
| COLONY BANK | 2 | $0.3M | $150K | 50.0% |
| DEEPHAVEN MORTGAGE LLC | 2 | $0.2M | $115K | 50.0% |
| FIRST COMMERCE CREDIT UNION | 1 | $0.3M | $335K | 0.0% |
| First National Bank of Decatur County | 1 | $0.3M | $315K | 100.0% |
| PENNYMAC LOAN SERVICES, LLC | 1 | $0.2M | $245K | 0.0% |
| CORNERSTONE CAPITAL BANK, SSB | 1 | $0.2M | $235K | 100.0% |
| Kiavi Funding, Inc. | 1 | $0.2M | $195K | 100.0% |
| CLEAREDGE LENDING LLC | 1 | $0.2M | $175K | 0.0% |
| Regions Bank | 1 | $0.2M | $175K | 100.0% |
| Ameris Bank | 1 | $0.2M | $175K | 0.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 1 | $0.2M | $165K | 0.0% |
| Mortgage Research Center, LLC | 1 | $0.1M | $145K | 100.0% |
| Planters First Bank | 1 | $0.1M | $135K | 100.0% |
| Prime Meridian Bank | 1 | $0.1M | $125K | 0.0% |
| South Georgia Banking Company | 1 | $0.1M | $115K | 0.0% |
| Guardian Bank | 1 | $0.1M | $65K | 0.0% |
| UNITED SHORE FINANCIAL SERVICES, LLC | 1 | $0.1M | $65K | 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 Thomas County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved October 31, 2026. How this data is built · Thomas County CSV, all 25 lenders
What Thomas County's table can't show you: fit. Short-term financing is exempt from HMDA, so Thomas County's fix-and-flip and bridge lenders barely appear among its 25 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 Thomas County, Georgia deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Thomas 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 — Thomas County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 25 lenders and 104 loans: 2025 HMDA loan-level data rolled up to Thomas County.
- Thomas County investor-lender dataset (CSV) — All 25 lenders in the Thomas County, Georgia table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Thomas 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 Thomas County, GA.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Thomas 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.