DSCR Loans in Washington County, Rhode Island
Reviewed by Dominick Prevete, Founder & CEO, National Loan Provider31+ years in real estate finance
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In 2025 HMDA data, 82 lenders made 195 investment-property loans in Washington County, 12.6% of Rhode Island's total. Dominick Prevete arranges DSCR loans across Washington County, Rhode Island, 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 $340,000.
Washington County investor market at a glance
| Statistic | Washington County | Rhode Island | County rank |
|---|---|---|---|
| Investor loans | 195 | 1,548 | 2nd of 4 |
| Reporting lenders | 82 | 194 | 2nd of 4 |
| Loan volume | $102.0M | $689.3M | 3rd of 4 |
| Average loan | $523K | $445K | 2nd of 4 |
| Median loan | $405K | $395K | 2nd of 4 |
| Purchases | 62.1% | 49.8% | 1st of 4 |
| Cash-out refinances | 20.5% | 31.2% | 4th of 4 |
| 2–4 unit properties | 25.1% | 55.2% | 4th of 4 |
| Top five lenders' share | 25.1% | 20.2% | 2nd of 4 |
| Reported business-purpose | 74.9% | 77.6% | 4th of 4 |
Washington County: closed-end loans on 1–4 unit investment properties. Washington County's rank is highest first, among Rhode Island's counties with at least 100 investor loans and 25 reporting lenders. Shares are of Washington County's investor loans.
What stands out in Washington County
62.1% of Washington County's investor loans were purchases, the highest share of Rhode Island's 4 counties with published data (statewide: 49.8%).
Most investor loans here are purchases. A DSCR purchase qualifies on the property's rent, so you can get written terms before you make an offer with the Instant Term Sheet.
74.9% of Washington County's investor loans were reported as business-purpose, the lowest share of Rhode Island's 4 counties with published data (statewide: 77.6%).
Fewer investor loans here were reported as business-purpose than in most of Rhode Island. Dominick arranges business-purpose financing only, on investment property, never a primary residence.
20.5% of Washington County's investor loans were cash-out refinances, the lowest share of Rhode Island's 4 counties with published data (statewide: 31.2%).
When investors here do take cash out, the DSCR cash-out refinances Dominick arranges require no seasoning.
Does a DSCR loan pencil in Washington County?
At HUD's fair market rent of $2,302 for a 3-bedroom in Washington County, Rhode Island, a rental covers its full DSCR payment up to a purchase price of about $340,000, with 20% down at the 7.25% starting rate (November 2026). Washington County's median home value is $510,800; at that price the payment is $3,426 a month, so the property would need $3,450 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) | $1,879 / $2,302 / $2,615 |
|---|---|
| Median home value (2020–2024 ACS 5-year) | $510,800 |
| Median property taxes and effective rate | $5,102 (1.00% of value) |
| Monthly payment on the median-value home: P&I, taxes, insurance | $3,426 |
| Rent needed to cover that payment | $3,450 |
| Coverage of a 3-bedroom at fair market rent | 0.67 |
| Highest price a 3-bedroom at fair market rent covers | about $340,000 |
| HUD area | Providence-Fall River, RI-MA 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 Washington County's numbers in the calculator below →
Who are the DSCR and investment-property lenders in Washington County?
The most active investment-property lenders in Washington County in 2025 HMDA data were The Washington Trust Company, of Westerly; Centreville Bank; and RF RENOVO MANAGEMENT COMPANY, LLC, out of 82 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 one that reported in Washington County, and matches each file to the one most likely to fund it.
Washington County's 2025 HMDA filings, closed-end loans on 1–4 unit investment properties only: 195 loans and $102.0M from 82 lenders. The Washington Trust Company, of Westerly led Washington County with 14 loans, 7.2% of the county's total, and the average Washington County loan of $523K compares with $445K across Rhode Island.
| Lender | Loans | Volume | Avg loan | Purchase share |
|---|---|---|---|---|
| The Washington Trust Company, of Westerly | 14 | $4.3M | $309K | 64.3% |
| Centreville Bank | 13 | $5.9M | $457K | 76.9% |
| RF RENOVO MANAGEMENT COMPANY, LLC | 8 | $5.5M | $694K | 87.5% |
| GUILD MORTGAGE COMPANY | 7 | $3.7M | $524K | 57.1% |
| BAYCOAST MORTGAGE COMPANY, LLC | 7 | $3.4M | $486K | 57.1% |
| AMERICAN HERITAGE LENDING, LLC | 6 | $2.6M | $437K | 33.3% |
| WESTERLY COMMUNITY | 6 | $1.9M | $315K | 50.0% |
| Rocket Mortgage, LLC | 6 | $1.7M | $285K | 66.7% |
| CROSSCOUNTRY MORTGAGE, INC. | 5 | $2.5M | $491K | 100.0% |
| HARBORONE MORTGAGE, LLC | 4 | $2.9M | $720K | 75.0% |
| AMERICAN NEIGHBORHOOD MORTGAGE ACCEPTANCE COMPANY LLC | 4 | $2.6M | $643K | 75.0% |
| BankNewport | 4 | $2.3M | $578K | 75.0% |
| MOVEMENT MORTGAGE, LLC | 4 | $1.9M | $468K | 100.0% |
| Leader Bank, National Association | 4 | $1.8M | $438K | 75.0% |
| ARC HOME LLC | 4 | $1.7M | $430K | 25.0% |
| Fall River Five Cents Savings Bank | 4 | $1.7M | $425K | 75.0% |
| Bank of America, National Association | 3 | $6.6M | $2188K | 66.7% |
| GUARANTEED RATE, INC. | 3 | $3.8M | $1272K | 100.0% |
| NFM, INC. | 3 | $1.3M | $435K | 100.0% |
| CMG MORTGAGE, INC. | 3 | $1.3M | $418K | 33.3% |
| NEWREZ LLC | 3 | $1.2M | $402K | 0.0% |
| WASHINGTON TRUST MORTGAGE COMPANY LLC | 3 | $0.8M | $268K | 66.7% |
| DOMINION FINANCIAL SERVICES, LLC | 2 | $4.0M | $2005K | 0.0% |
| VELOCITY COMMERCIAL CAPITAL, LLC | 2 | $2.0M | $995K | 0.0% |
| PENNYMAC LOAN SERVICES, LLC | 2 | $1.6M | $805K | 0.0% |
12 Rhode Island loans (0.8%) carry no county code in HMDA, so county figures sum to less than the state total.
Source for Washington County: 2025 HMDA loan-level data from the CFPB/FFIEC Data Browser, retrieved November 11, 2026. How this data is built · Washington County CSV, all 25 lenders
What Washington County's table can't show you: fit. Short-term financing is exempt from HMDA, so Washington County's fix-and-flip and bridge lenders barely appear among its 82 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 →Dominick Prevete places loans with some of the lenders listed here through wholesale relationships, and is paid when a loan he arranges closes. Appearing in this table is not an endorsement or a recommendation.
Counties near Washington County with published lender data
| County | Investor loans, 2025 | Lenders | Where it is from Washington County |
|---|---|---|---|
| Kent County, RI | 188 | 70 | Borders Washington County |
| Newport County, RI | 161 | 68 | Borders Washington County |
| Southeastern Connecticut Planning Region, CT | 428 | 113 | Borders Washington County |
| Suffolk County, NY | 2,203 | 155 | Borders Washington County |
Run the coverage test on your Washington County, Rhode Island deal
Rent divided by the full monthly payment is the number a DSCR loan qualifies on. Enter a Washington County, Rhode Island 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 — Washington County's at-a-glance figures, its observations, its 25-lender table and the Quick Read's 82 lenders and 195 loans: 2025 HMDA loan-level data rolled up to Washington County.
- Washington County investor-lender dataset (CSV) — All 25 lenders in the Washington County, Rhode Island table, ranked by loan count, with volume, average loan and purchase share for each.
- HUD FY2027 Fair Market Rents — Washington 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 Providence-Fall River, RI-MA HUD Metro FMR Area.
- Census ACS 2020–2024 5-year, tables B25077 and B25103 — Washington 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.