How the math works on multiple units
The lender adds up the rent from every unit, using leases where they exist and market rent estimates for vacant units, and divides that total by the property’s full monthly payment. A fourplex with four units at $1,350 each brings in $5,400 a month. If the full payment is $4,500, the DSCR is 1.20. One larger payment covering four rents often produces a healthier ratio than a single-family home at the same price, but the insurance line on an older building can offset that.
| Units | Rent per unit (example) | Combined rent | Example payment | DSCR |
|---|---|---|---|---|
| Duplex | $1,600 | $3,200 | $2,850 | 1.12 |
| Triplex | $1,450 | $4,350 | $3,700 | 1.18 |
| Fourplex | $1,350 | $5,400 | $4,500 | 1.20 |
Illustrative inputs only, to show how combined rent works. Not a quote or offer.
Older buildings, newer insurance questions
Many small multifamily buildings around the bay date from the early and middle twentieth century. Insurers look closely at roof age, electrical, plumbing and wind-resistance features, and some will only write coverage after updates. A wind mitigation inspection and a four-point inspection (roof, electrical, plumbing, HVAC) are usually requested. If the building is in a flood zone near the bay or a river, flood coverage adds another line.
Get those inspections early. They shape both the insurance premium in your ratio and whether the appraiser flags deferred maintenance.
Leases and rent documentation
- A current lease for each occupied unit
- Proof of rent received, such as bank deposits, if the program asks
- A rent roll listing each unit, its rent, lease end date and deposit
- Market rent estimates for vacant units, which the appraiser provides
Every unit must be a rental
DSCR financing through us is for business-purpose, non-owner-occupied property only. Living in one unit and renting the others makes it an owner-occupied property, which is a consumer loan we do not arrange. If every unit is rented to tenants, a 2-4 unit building is a strong DSCR candidate.
Five or more units
Some wholesale programs extend DSCR-style qualification to small apartment buildings of 5-10 units. Requirements are different, with more emphasis on the rent roll and operating history. Mention the unit count when you send your scenario and we will check which programs apply.
Questions investors ask
Can I live in one unit of a fourplex and use a DSCR loan?
No. If you live in any unit, the property is owner-occupied. DSCR loans arranged through us are for non-owner-occupied investment property only.
Do vacant units count toward the DSCR?
Usually yes, at the market rent the appraiser estimates. Some programs have limits on vacancy, so tell us how many units are leased.
Have a Tampa Bay rental in mind?
Send the address, rent and insurance quotes. We check flood, wind and storm history first, then compare wholesale DSCR programs.