Portfolio Rental Loans
What is a portfolio loan and who qualifies?
Finance multiple investment properties with one loan. Portfolio Rental Loans wrap 5 or more investment properties into a single blanket DSCR mortgage. Consolidate scattered maturities, unlock trapped equity, and scale your rental portfolio without the paperwork drag of one loan per door.
Reviewed and updated August 31, 2026
- Blanket DSCR wraps 5+ rental properties into a single mortgage.
- Portfolio-weighted DSCR — strong doors support weaker ones.
- Release provisions let you sell individual properties with a defined paydown.
- 5, 7, and 10-year fixed; 30-year amortization; IO options.
Portfolio DSCR calculator: aggregate DSCR, blended LTV, cash-out
Model a blanket loan across 5+ investment properties. Enter your rent roll totals — we compute aggregate DSCR, blended LTV, cash-out proceeds after paying off existing liens, and per-door loan basis.
Rent roll & assets
Section 8 rent check — HUD Fair Market Rent
Pull the current HUD FMR by ZIP or county and compare it to your market rent.
Open-market rent check — Census ACS median rent
Pull the published median market rent for a state or investor city and compare it to the HUD Section 8 payment standard.
Loan structure
Blanket portfolio loans come with a release provision — sell individual properties inside the note without unwinding the whole facility. Typical release premium: 105–115% of allocated loan amount.
Results
- Aggregate DSCR
- 1.12x
- Portfolio loan
- $1,800,000
- Cash-out at close
- $700,000
- Aggregate PITIA
- $15,545
- Effective rent
- $17,480
- Per-door loan basis
- $225,000
- Equity remaining
- $600,000
Fits program — expect standard pricing tier, 3–6 months reserves.
75% × aggregate value.
Loan − existing liens.
P&I + taxes/ins/HOA.
Rent × (1 − vacancy).
Loan ÷ doors.
25.0% of aggregate value.
Illustrative only. Not a quote, lock, or commitment to lend. Final LTV, rate, points, term, release premium, and reserves are set in underwriting based on aggregate DSCR, per-property performance, credit, and program overlays in effect at lock.
Live DSCR pricing on a single-property scenario
These are actual pricing responses returned for a sample business-purpose DSCR scenario on non-owner-occupied investment property - rate, APR, borrower points or lender credit, estimated principal and interest, and lock period from the same quote. Pricing changes intraday and is not a loan approval, commitment, or guarantee of financing.
Live pricing unavailable — no current pricing response.
Get My Live DSCR Rates
The three cards above are featured examples from the current snapshot. Enter your own property, credit tier, leverage and rent to see every eligible option for your deal.
Rate & Pricing Disclosure: This quote is an indication for the scenario entered and the pricing available at the time shown. Rates and terms are subject to change without notice and may change or may not be available at commitment or closing. This is not a rate lock, loan approval, commitment to lend or offer of credit. APR reflects applicable borrower-paid finance charges and pricing credits for this quote and may be the APR returned with the quote or our own audited calculation where verified borrower-paid finance charges outside the quoted price apply. Additional lender and third-party costs may apply and may not be included in the APR. Payment shown is principal and interest only and excludes taxes, insurance, HOA dues and other applicable costs, so your actual payment will be higher. Simply Approved Mortgages LLC is a mortgage broker, not the funding lender. Business-purpose, non-owner-occupied investment property only. Equal Housing Opportunity.
APR reflects applicable borrower-paid finance charges and pricing credits for this quote. Depending on the option, the APR shown is either the APR returned with that quote or our own audited calculation, used where verified borrower-paid finance charges outside the quoted price apply. Other lender and third-party costs may apply and may not be included in the APR.
Estimated payment is principal and interest only and does not include property taxes, insurance, HOA dues, flood insurance, escrows or other applicable costs.
Finance multiple investment properties with one loan.
Portfolio Rental Loans wrap 5 or more investment properties into a single blanket DSCR mortgage. Consolidate scattered maturities, unlock trapped equity, and scale your rental portfolio without the paperwork drag of one loan per door.
Get your Portfolio Rental Scenario Summary.
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
What a portfolio rental loan is
A portfolio rental loan — also called a blanket mortgage — consolidates 5 or more rental properties into a single mortgage secured by every property in the pool. Instead of tracking 20 different maturities, tax escrows, and insurance renewals, you have one loan, one servicer, one payment.
How portfolio-weighted DSCR works
Instead of testing each property to a 1.20 DSCR individually, the underwriter tests the entire pool: Total portfolio rent ÷ Total portfolio PITIA. That means a property running at 0.95 DSCR can sit inside the pool as long as stronger properties bring the aggregate above the required 1.10–1.25 portfolio-weighted minimum. Real portfolios have variance; portfolio-weighted math prices to that reality.
Release provisions — the critical clause
Because every property secures every dollar, you can't just sell one property without triggering the loan. Every portfolio loan includes a release provision: a defined formula (typically 110–125% of the property's allocated loan amount) that, when paid down at sale, releases that property from the blanket and leaves the rest untouched. This is what makes portfolio loans practical for active investors.
When it makes sense — and when it doesn't
- Makes sense: 5+ seasoned rentals with scattered maturities, cash-out plays across aggregate equity, 1031 exchanges into a bundled acquisition, portfolios that have outgrown door-by-door financing.
- Doesn't make sense: fewer than 5 doors, plans to sell most properties in the next 24 months, wildly mismatched property types (mixing SFR + commercial), or portfolios with heavy variance in leverage per door.
Rates & terms
Rates typically run 0.25%–0.50% below equivalent per-door DSCR pricing because of pool-level risk diversification. Terms are usually 5-, 7-, or 10-year fixed with 30-year amortization; 10-year interest-only available. Prepayment is typically a 3–5 year step-down with defeasance or yield maintenance on longer terms.
Illustrative only. Not a quote or commitment to lend.
Get your Portfolio Rental Scenario Summary
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Why investors choose this Portfolio loan program
Replace 5–100+ individual mortgages with one blanket instrument.
Strong properties support weaker ones — portfolio math, not per-door.
Sell individual properties out of the pool with a defined paydown formula.
Unlock aggregate equity across the entire portfolio in one closing.
Get your Portfolio Rental Scenario Summary
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Portfolio qualifications at a glance
Program guidelines vary by investor. These are typical ranges — a Loan Officer confirms exact numbers on your scenario.
| Requirement | Typical | Notes |
|---|---|---|
| Minimum properties | 2 (5+ typical) | Programs run 2–10 properties per blanket; 5+ is where the paperwork savings really show. |
| Minimum aggregate loan | $400K | Per-property value floor $100K. |
| Maximum aggregate loan | $5,000,000 | Larger portfolios quoted case-by-case through our commercial desk. |
| Portfolio-weighted LTV | Up to 80% | Cash-out capped at 75%. |
| Portfolio-weighted DSCR | 1.10 min (1.25 best pricing) | |
| Credit score | 680 (720+ best pricing) | |
| Reserves | 6 months portfolio PITIA | |
| Property types | 1–4 unit; 5–10 unit multi; mixed OK | SFR/small-multi mix is standard. |
| Cross-state OK | Yes — FL & CO licensed; LLC business-purpose in other states | |
| Release provisions | 110–125% of allocated loan | Sell individual properties without disturbing the pool. |
Ranges are typical program guidelines and vary by investor, credit tier, and market. Not a commitment to lend.
Portfolio loan use cases
- Consolidating 5–100+ scattered rentals
- Cash-out refinance on seasoned portfolio
- 1031 exchange into a bundled acquisition
- Recapitalizing after a BRRRR expansion
Portfolio Rental Loan Rates & Pricing Tiers
Portfolio pricing is set by aggregate DSCR, blended LTV, door count, and prepayment structure. Larger, better-covered pools typically price 0.25–0.50% below equivalent per-door DSCR loans thanks to risk diversification across the collateral.
Illustrative starting band for a 30-year amortizing (5/7/10-yr fixed) blanket DSCR loan on a 5–20 door SFR/small-multi pool, roughly 0.75–1.75 pts over the 30-year conforming benchmark. Live implied ranges update in the market section above.
Every 0.05 below 1.25 typically adds pricing; sub-1.0 available with LTV overlay.
Up to 80% purchase / 75% cash-out available; higher LTV carries a rate premium and stricter reserves.
5–9 doors is fine; 10+ unlocks portfolio-diversification pricing tiers.
5-yr step-down or defeasance typically clears the best pricing; open prepay is a premium.
| Tier | DSCR | LTV | FICO | Notes |
|---|---|---|---|---|
| Best pricing | 1.25x+ | 65–70% blended | 720+ | Strongest pricing tier; 10+ door SFR/small-multi pools. |
| Standard pricing | 1.10–1.24x | 70–75% blended | 700–719 | Most common 5+ door portfolio scenario. |
| Higher leverage | 1.15x+ | up to 80% purchase | 720+ | Maximum blended LTV; stricter reserves and prepayment. |
| Sub-1.0 aggregate | 0.85–0.99x | 65–70% blended | 700+ | Rate premium; often paired with IO to bridge to stabilization. |
Lower start rate than fixed; best for portfolios planning refi or partial sell-down within 5–7 years.
Long-duration rate lock across the entire pool — the workhorse for stabilized rental portfolios.
Lowest monthly payment across the pool; principal due at maturity or via refinance.
Rates and fees shown are illustrative and not a quote, lock, offer, or commitment to lend. Binding figures appear on your Loan Estimate or Term Sheet. Call or submit a portfolio scenario for exact pricing.
Get your Portfolio Rental Scenario Summary
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Portfolio rate & market update
Compiled from Freddie Mac PMMS, U.S. Treasury, and BLS releases. Figures are published with the period they cover and the date they were retrieved.
Rolling scattered rentals into a single blanket
Five-step process from rent roll to funded blanket loan. Most portfolio consolidations close in 30–45 business days.
- Step 1Rent roll & schedule of REO
Send addresses, current rents, in-place mortgages, taxes, insurance, and HOA. We aggregate to test DSCR.
- Step 2Aggregate valuation
Broker BPO or full appraisals across the portfolio depending on size. Sets blended LTV cap.
- Step 3Payoff coordination
We collect payoffs on every existing lien and net them at closing — no loan-by-loan refi paperwork.
- Step 4Single note, single payment
One loan, one monthly payment, one servicing relationship. Individual property releases available at 105–115% of allocated amount.
- Step 5Cash-out at close
Aggregate loan minus payoffs = tax-deferred cash-out to fund the next acquisition or reserves.
Six portfolio scenarios we fund
Blanket loans aren't for every investor. These are the plays where a single blanket beats 8 individual DSCR loans on cost, complexity, or leverage.
You've hit the 10-financed-property Fannie cap or maxed personal DTI
Blanket DSCR is uncapped on door count and ignores personal DTI — vested in your LLC.
8 loans with 8 different maturity dates and 8 different servicers
One 30-year fixed note. One payment. One tax form. No more balloon calendar.
Equity trapped across a stabilized portfolio; new deal under contract
Blended 75% LTV cash-out at close — treat the portfolio like a line of credit.
5+ BRRRR properties seasoning on short-term bridge or DSCR notes
Roll all into one long-term blanket at stabilization — reused appraisals when same-lender.
Three 6-plexes owned in separate LLCs
One blanket loan across all three, closed in a common holding entity or QOF.
Building toward a fund/REIT sale in 24–36 months
Consolidation cleans up the balance sheet buyers want — single loan, single servicing history.
From rent roll to funded blanket
Portfolio consolidations run 30–45 business days end-to-end. Same-lender BRRRR rollups can go faster with reused appraisals.
- Day 1Rent roll review
Aggregate DSCR test. Same-day term indication on complete files.
- Day 2–5Application & entity
One entity for the blanket. Consolidate title vesting if needed.
- Day 5–18BPOs / appraisals
BPOs on smaller portfolios; full appraisals on 5+ unit multi.
- Day 18–30Payoff coordination
Collect payoffs on every lien. Title runs across all properties.
- Day 30–40Underwrite & clear
One credit package, one insurance schedule, one lender's-title policy.
- Day 30–45Fund & close
Single wire nets all payoffs. One monthly payment starts next cycle.
Four ways to exit a portfolio blanket
A blanket doesn't lock you in. Individual property releases, refis, and portfolio sales all remain on the table.
Sell one property inside the blanket — pay off the allocated loan amount plus a release premium (typically 105–115%) and the rest of the portfolio keeps running under the same note.
For 5+ unit small-multi portfolios, refi into Fannie Small Balance or Freddie SBL at a lower fixed rate once seasoned and stabilized.
5, 7, or 10 years in, refi the whole blanket into a new blanket at then-current LTV to pull additional equity for growth.
Institutional buyers underwrite the consolidated loan history — a single blanket with 24+ months of clean pay history is easier to buy than a scattered stack.
Portfolio blanket vs. single DSCR vs. conventional vs. agency
Same portfolio, four capital paths. Door count, personal DTI, and whether individual releases matter drive which fits.
| Feature | Portfolio blanket | Single-property DSCR | Conventional invest. | Agency multi |
|---|---|---|---|---|
| Cap on financed properties | None | None (per file) | 10 total (Fannie) | None (5+ unit) |
| Personal income docs | None | None | Full W2 + tax returns | None (cash flow only) |
| Underwriting basis | Aggregate DSCR | Per-property DSCR | Personal DTI | NOI / DSCR |
| Number of loans | 1 | 1 per door | 1 per door (max 10) | 1 per building |
| Release provision | Yes (per property) | N/A | N/A | Yes (5+ unit) |
| Prepayment | Step-down 3-5-3-2-1 typical | Step-down or yield maint. | None | Yield maintenance / defeasance |
| Best for | 5+ door SFR/small-multi | Building doors one at a time | Owner-occ + up to 10 rentals | Stabilized 5+ unit only |
Portfolio blanket terms
Vocabulary your underwriter, servicer, and title company will use on a blanket file.
Total effective rent across every property in the blanket divided by total PITIA. This is the number underwriting sizes the loan against — not per-property DSCR.
The portion of the blanket loan assigned to each individual property. Drives the payoff required to release that property from the collateral pool.
A single mortgage note secured by two or more properties. Simplifies servicing and enables cross-collateralization.
The lender's ability to pursue any property in the pool if the borrower defaults. Trade-off for the single-note simplicity of a blanket.
Contractual right to sell an individual property inside the blanket by paying off its allocated amount plus a premium (typically 105–115%). Portfolio keeps running.
Investor's list of every rental property owned, with address, value, rent, mortgage, and taxes. Portfolio DSCR underwriting starts here.
Portfolio loan divided by aggregate as-is value. Blanket programs typically cap at 75% blended for cash-out, 80% for purchase.
Most blanket DSCR loans are non-recourse to the guarantor (bad-boy carve-outs only). Personal assets are shielded outside of fraud/waste.
Ready to consolidate your rental portfolio?
Send your rent roll and schedule of REO — we test blended DSCR and return an initial scenario review, usually the same day.
Portfolio loan vs. other investor financing
How a portfolio blanket loan compares to the other financing paths investors use once they cross the 5-door mark. Blanket wins on operational simplicity and cash-out; per-door DSCR wins on release flexibility below the 5-door threshold; agency multi wins on rate for large 5+ unit assets.
| Feature | Portfolio / Blanket | Per-Door DSCR | Agency Multifamily | Local Community Bank |
|---|---|---|---|---|
| Door minimum | 5+ | 1 | 5+ units per asset | Varies — often 5+ |
| Income docs | Rent roll + T-12 | Lease or 1007 per door | Full financials + K-1s | Tax returns + PFS |
| Typical rate range | 7.25% – 9.50% | 7.55% – 9.75% | 6.25% – 7.75% | 7.0% – 9.0% |
| Max blended LTV | 80% / 75% cash-out | 80% / 75% cash-out | 80% / 75% | 70–75% |
| Time to close | 30–45 days | 21–30 days | 60–90 days | 45–75 days |
| Release provisions | Yes — 105–115% allocated | N/A (each door separate) | Rare / complex | Rare |
| LLC / entity vesting | Yes — required | Yes — no premium | Yes — SPE required | Case-by-case |
| Best for | Consolidating 5+ scattered doors | Under 5 doors or per-door flexibility | Single 5+ unit stabilized asset | Existing bank relationship |
Eligible & ineligible properties for a Portfolio loan
If your asset is on the eligible list, we can quote it. If it's on the ineligible list, we'll usually still route you to a program that fits.
- Single-family residence (SFR), attached or detached — the core pool asset
- 2–4 unit small multifamily (duplex, triplex, fourplex)
- 5–10 unit residential multifamily (select programs, inside the same blanket)
- Warrantable condominiums held as rentals
- Planned Unit Developments (PUDs) and townhomes
- Short-term rental (Airbnb / VRBO) properties in permitted markets
- Section 8 / HAP-contract rentals
- Mixed portfolios of the above across one or many US states
- Owner-occupied primary residences
- Rural properties on >20 acres or with agricultural use
- Manufactured / mobile homes (singlewide)
- Log homes, geodesic domes, earth-sheltered homes
- Working farms, ranches, or income-producing agricultural land
- Assisted-living or licensed care facilities
- Fractional interests, co-ops, and timeshares
- Non-warrantable condos with pending litigation or budget shortfalls
Get your Portfolio Rental Scenario Summary
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Benefits and trade-offs of a Portfolio loan
- One loan, one payment, one servicer for the whole portfolio.
- Portfolio-weighted DSCR means strong doors carry weaker ones.
- Cross-collateralized cash-out unlocks aggregate equity.
- Discounted pricing vs. per-door DSCR.
- Release provisions let you sell individual properties.
- Cross-state portfolios welcome — Florida and Colorado licensed, LLC business-purpose loans in additional states where permitted.
- Aggregate loan floor of $400K — very small portfolios still pencil better one door at a time.
- Bulk appraisal process takes 15–25 days.
- Selling requires paying the release formula (110–125% of allocated loan).
- Default on one property can trigger the whole pool.
- Prepayment on longer terms often uses defeasance or yield maintenance — plan the exit up front.
Get your Portfolio Rental Scenario Summary
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Portfolio loan process: from scenario to close
- STEP 1Portfolio scoping
Send rent roll, address list, and current debt schedule. Same-week pricing feedback.
- STEP 2Application
Entity docs, ID, insurance schedule, T-12 operating statement.
- STEP 3Appraisals (bulk)
Bulk appraisal engagement across the portfolio — 15–25 days depending on count.
- STEP 4Underwrite
Portfolio DSCR analysis; property-level and pool-level review.
- STEP 5One closing
Single closing wraps every property into the blanket loan.
Get your Portfolio Rental Scenario Summary
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Portfolio loan document checklist
Here's what to have ready when you apply. Missing items can be added during processing — but a complete file closes faster.
- Government-issued photo ID for every guarantor
- Entity docs — Articles, Operating Agreement, EIN, Good Standing for every entity owning any property in the pool
- Complete rent roll (property, unit, tenant, lease start/end, monthly rent, security deposit)
- T-12 operating statement (income + expense per property, rolled up)
- Current insurance schedule for every property (declaration pages)
- Property tax bills and HOA statements per property
- Existing debt schedule with payoff statements
- Titles / deeds / vesting docs per property
- Two months of asset statements showing reserves
- Business plan (hold-and-grow, refi-and-hold, or 1031 into new acquisitions)
Portfolio loans in Florida, Colorado, and LLC-eligible states
Simply Approved Mortgages LLC (NMLS #2620881) is a mortgage broker, not a direct lender, and arranges residential mortgage loans in Florida and Colorado. Portfolio business-purpose loans may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.
Portfolio loan questions, answered
The questions investors ask us most — plus the exact answers we give on the phone.
How many properties do I need?
Blanket programs run from 2 to 10 properties, with a $400,000 aggregate loan minimum and a $5,000,000 maximum. Five or more doors is where the savings in closing costs and paperwork are most obvious; larger portfolios are quoted case-by-case.
Can properties be in different states?
Yes — cross-state portfolios are our specialty. We lend from one file across Florida and Colorado and as LLC business-purpose loans in additional states where permitted.
Can I sell one property out of the portfolio?
Yes — release provisions let you sell individual properties by paying down a defined portion of the loan, typically 110–125% of that property's allocated loan amount.
What DSCR do you require?
Portfolio-weighted DSCR of 1.10 minimum; 1.25+ prices best. Underperforming properties can be offset by stronger ones inside the pool.
Can I cash out equity across the portfolio?
Yes — cross-collateralized cash-out unlocks aggregate equity across every property in the pool at one closing.
Do all properties need the same LLC?
No — properties can be in different SPEs. All entities and guarantors sign onto the blanket loan.
What if one property is underperforming?
That's fine as long as portfolio-weighted DSCR stays above the minimum. Portfolio math is why blanket loans work — real portfolios have variance.
How does the appraisal process work?
Bulk appraisal engagement — one AMC coordinates every property, typically 15–25 days depending on count and geographic spread.
What if I default on one property?
Because every property secures every dollar, a default on one property can trigger the entire loan. This is why underwriting focuses on portfolio-level cash flow and reserves.
What terms are available?
5-, 7-, and 10-year fixed with 30-year amortization; 10-year interest-only on select programs.
How high is the prepayment penalty?
Typically a 3–5 year step-down on shorter fixed terms; defeasance or yield maintenance on 7- and 10-year fixed. Plan the exit up front.
What's the pricing benefit vs. per-door DSCR?
Typically 0.25%–0.50% below equivalent per-door DSCR pricing, reflecting pool-level risk diversification.
Which calculators should I run before financing a rental?
Start with the DSCR calculator to test rent against the payment, then the cap rate calculator for the unlevered yield, the cash-on-cash return calculator for the levered year-one return, and the ARV calculator when the plan involves a rehab. All outputs are illustrative estimates, not an approval, an offer of credit, or a commitment to lend.
Do the calculators work for every state?
No. Results are shown only for the states where we arrange financing, where Simply Approved Mortgages LLC arranges business-purpose investment property financing. Selecting any other state withholds results — the check runs on our servers and fails closed.
Can I share or save my calculator results?
Yes. Every calculator produces a share link that encodes the scenario inputs only — names, emails, phone numbers, and addresses are never included — plus a copy-to-clipboard summary of the key numbers you can paste into an email or a deal memo.
What is Simply AI and can it approve my loan?
Simply AI explains the figures already shown on the page in plain English. It provides educational explanations only, does not quote rates, does not confirm eligibility, and cannot approve financing. Rates, eligibility, fees, and terms are subject to verification and change — speak with a licensed loan originator before making a financing decision.
What Can Change the Outcome
Blanket loans qualify on aggregate coverage across the pool, so a strong property can carry a weaker one. The trade-off shows up later: release provisions determine whether you can ever sell one door without unwinding the whole loan.
Negotiate release pricing, minimum property count, value floors, and prepayment structure at the term-sheet stage. Those clauses, not the rate, are what constrain a portfolio five years in.
Cross-collateralization also means a title, vesting, or insurance problem on one address delays the entire pool. Reconciling the rent roll, entity vesting, and lien positions up front is the fastest path to closing.
Reviewed by Simply Approved Mortgages · NMLS #2620881. Business-purpose investor lending only.
Government & regulatory references
Independently verify program rules and consumer protections.
Related programs & tools
Per-door DSCR for portfolios under 5 properties.
Wrap voucher rentals into a blanket portfolio loan.
Portfolio STR loans available.
Bridge portfolio acquisitions before the blanket close.
Cross-state portfolios welcome.
Send rent roll and address list to begin.
Run the numbers on your Portfolio deal
Free calculators for the metrics underwriting actually looks at, plus side-by-side deal comparisons. All outputs are illustrative estimates and are not an approval, offer of credit, or commitment to lend.
Whole-deal underwriting: PITIA, DSCR, NOI, cap rate, cash-on-cash and refinance proceeds.
Test rent against PITIA and see the ratio a lender underwrites to.
Year-one levered return on the cash you actually put into the deal.
NOI, unlevered yield, and implied value at your target cap rate.
Comp-based after-repair value with the 70% rule and profit projection.
Model the rehab loan and the DSCR refinance in one place.
The monthly rent required to reach a 1.00, 1.10 or 1.25 ratio.
Full monthly PITIA — principal, interest, taxes, insurance and dues.
LTV, CLTV, equity, and proceeds available at your target leverage.
Proceeds, new payment, DSCR impact and break-even in months.
Cash to close: fees, prepaids, escrow reserves and credits.
Cash flow, DSCR and principal paydown side by side.
Cost of a step-down prepay at your planned exit year.
Investor metrics for the markets where we arrange financing.
Deal comparisons
- DSCR Loan vs BRRRR Strategy
- DSCR Loan vs Fix & Flip Loan
- DSCR Long-Term Rental vs Short-Term and Mid-Term Rental Financing
Program availability, leverage, and terms vary by state and program. Business-purpose, non-owner-occupied investment property only; owner-occupied use is not supported. Simply Approved Mortgages LLC is a mortgage broker and arranges — but does not make — loans. Equal Housing Opportunity.
Get your Portfolio Rental Scenario Summary.
Send us your rent roll — we return a blanket portfolio underwriting: aggregate DSCR, blended LTV, cash-out proceeds, and a per-property qualification breakdown.
- Aggregate portfolio DSCR
- Blended LTV and max loan
- Cash-out proceeds estimate
- Per-property qualification breakdown
Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.
Get your personalized investor loan quote
Pick the loan type that fits your deal and complete a short, tailored pre-qualification. A licensed loan officer follows up with an initial scenario review once we have your credit authorization and supporting documents — usually the same business day. Formal pricing and terms follow underwriting.
Pick a loan type
You can change this any time.Tell us about your scenario
The form below is tailored to DSCR rental loan — only the questions your program needs.