Capital Kings LLC

DSCR Loans in Dallas, TX.

DSCR loans for Dallas rentals: thirty-year fixed, sized on the lease, no tax returns. Southeast Dallas is where the numbers work at full leverage, and the deals that reach us from DFW skew toward holds rather than flips.

Get a DSCR term sheet →Run your numbers

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026

Worked example, October 2026Pleasant Grove, $194,000 house, 745 credit

Rent$1,750

Full payment$1,653

Principal + interest $1,055 Taxes $360 Insurance $238

DSCR1.06x

Rate7.21%

Cash to close$51,336

Price my Dallas rental →

In short Terms as of October 2026

Dallas DSCR loans are 30-year fixed rental loans qualified on the property’s rent, not your income. Rates start at 6.69% (760+ credit, 70% LTV, 5-year prepay), purchases go to 80% LTV at 700+ credit, the credit floor is 660, and the rent has to cover the full payment at 1.00 or better. On a $194,000 Dallas house renting for $1,750, with Dallas taxes at 2.23% of value, the ratio is 1.06 and cash to close is $51,336.

Capital Kings LLC is a broker, not a lender: we shop each Dallas rental across 400+ lenders and send the term sheet with every fee on it.

The terms

Dallas DSCR terms, as of October 2026

Rate	From 6.69%, 30-year fixed760+ credit at 70% LTV with a 5-year prepay. 7.46% at 700 to 719 credit and 80% LTV.
Loan to value	Up to 80% on a purchase75% on a cash-out refinance, 700+ credit
Minimum credit	66075% LTV at 680 to 699, 65% at 660 to 679
Minimum DSCR	1.00Rent divided by principal, interest, taxes, insurance and HOA
Origination	None lender originationLender fees about $2,295 (underwriting, legal, setup)
Broker fee	1%, $2,000 minimumThe only money Capital Kings earns, its own line on the term sheet
Reserves	3 months of the payment on a purchase6 months on a refinance
Minimum loan	$100,000
Close time	21-30 daysAppraisal with a rent schedule, entity docs and an insurance binder
Experience	None requiredA first rental prices the same as a tenth

Dallas DSCR rates by credit, as of October 2026

Credit	Purchase LTV	Purchase rate	Cash-out LTV	Cash-out rate
760+	80%	7.05%	75%	7.12%
740 to 759	80%	7.21%	75%	7.28%
720 to 739	80%	7.34%	75%	7.41%
700 to 719	80%	7.46%	75%	7.53%
680 to 699	75%	Priced per file	70%	Priced per file
660 to 679	65%	Priced per file	60%	Priced per file

Single family, rate at the maximum LTV, 5-year prepay. Add 0.26% for 2-4 units. We price every file against the whole network before you sign.

Worked example

One Dallas rental, priced the way the application prices it

A 3-bedroom house in Pleasant Grove (75217) at Zillow’s typical home value for the ZIP, rented at Zillow’s average for 3-bedroom houses there, 745 credit, 80% of the price financed, with the Dallas tax rate and a scaled insurance premium.

Does it cover? 1.06x

Loan$155,20080% of $194,000 at 7.21%

Principal and interest$1,05530-year fixed

Property taxes$3602.23% of value, $4,320 a year

Insurance$238$2,857 a year

Full payment$1,653$1,750 rent ÷ $1,653 = 1.06 DSCR, $97 a month left before vacancy and repairs

Rent$1,750
Zillow’s average rent for 3-bedroom houses in 75217, against a 75217 home value index of $194,030. Zillow rental market trends, 3-bed houses, Pleasant Grove 75217, Oct 18, 2026.
Property tax2.23%
2025 rates inside the City of Dallas and Dallas ISD: the City, Dallas ISD, Dallas County, Parkland Hospital and Dallas College, about 2.227 per $100. Dallas County, truth in taxation (2025 rates), Oct 19, 2026.
Insurance$2,857 a year
NerdWallet’s Dallas average of $5,890 a year for $400K of dwelling coverage, scaled to this house. NerdWallet, average homeowners insurance cost by city, May 6, 2026. An owner-occupant average; a landlord policy can price differently, so get a quote.

The term sheet

Every fee, and who gets paid

The term sheet the application builds for this house: $38,800 down, every closing fee, and who each dollar goes to.

Cash to close$51,336

Proof of funds to show$56,295

Where the $51,336 goes

Down paymentEquity$38,800
Appraisal feeAppraiser$550
Prepaid interestLender$460
Lender fees, underwriting and legalLender$2,295
Broker feeBroker$2,000
Closing / titleTitle co$3,294
Property insurance, first yearInsurer$2,857
Escrow setup, 3 months of taxesLender$1,080

Proof of funds adds $4,959 of reserves, 3 months of the $1,653 payment, that stay in your account.

Sample sheet, fictional borrower, same engine that builds yours. Yours takes about two minutes and doesn’t pull your credit.

Run the numbers

Price your Dallas rental

Purchase price or valueMonthly rentCredit scorePurposeUnitsAnnual taxes (blank = 2.23%)

Enter your numbers to see the rate, the loan size and the ratio.

Get the real term sheet →Same numbers as the application. No credit pull, nothing saved.

Dallas notes

What moves the ratio in Dallas

Pleasant Grove and the neighborhoods east of I-45 still price a 3-bedroom house low enough for the rent to carry an 80% loan. In East Dallas ZIPs like 75228 the house costs more than the rent supports, so the loan steps down to what the rent carries.

Taxes

The combined 2025 rate inside the city and Dallas ISD is about 2.23% of value. An investor gets no homestead cap, so budget on the appraised value rather than the seller’s bill.

Insurance

Hail is the Dallas insurance story: roofs get replaced on a schedule here and carriers price for it. A newer roof can lower a landlord quote, so put the roof age in front of the agent.

Rent

Rents across southern Dallas sit well under the city’s 3-bedroom average, and so do prices. Underwrite on the ZIP, not the citywide number, and expect the appraiser to do the same.

Where it pencils

Pleasant Grove, Buckner Terrace, Highland Hills and parts of Oak Cliff carry the rent to clear at 80%; Lake Highlands and Lakewood need more equity.

DSCR loans across Texas →Hard money and flip loans in Dallas →New construction loans in Dallas →Every Texas program →

Local figures: Zillow rental market trends, 3-bed houses, Pleasant Grove 75217, Oct 18, 2026 · Zillow home value index, Pleasant Grove 75217, Sep 30, 2026 · Dallas County, truth in taxation (2025 rates), Oct 19, 2026 · NerdWallet, average homeowners insurance cost by city, May 6, 2026 · City of Dallas, tax rate, Oct 19, 2026.

Questions

Dallas DSCR FAQ

What are DSCR loan rates in Dallas, TX right now?

As of October 2026, from 6.69% on a 30-year fixed for 760+ credit at 70% LTV with a 5-year prepay. At the 80% purchase cap: 7.05% at 760+, 7.21% at 740 to 759, 7.34% at 720 to 739, 7.46% at 700 to 719. Add 0.24% for a cash-out refinance and 0.26% for 2-4 units. No lender origination; lender fees about $2,295 plus our 1% broker fee ($2,000 minimum).

How much do I need to put down on a Dallas DSCR loan?

At least 20% of the price at 700+ credit, 25% at 680 to 699 and 35% at 660 to 679, plus closing costs and 3 months of the payment in reserves. On the $194,000 example that is $38,800 down, $51,336 cash to close and $56,295 of proof of funds.

Does a typical Dallas rental qualify for a DSCR loan?

On our example, yes: a $194,000 house in Pleasant Grove renting for $1,750 carries a $155,200 loan at 7.21%. The full payment is $1,653 ($1,055 principal and interest, $360 taxes, $238 insurance), so the ratio is 1.06 and the rent clears the 1.00 minimum at the full 80% LTV.

What property tax and insurance numbers should I use in Dallas?

The real ones, because both sit inside the payment the rent has to cover. We used 2.23% of value for taxes (2025 rates inside the City of Dallas and Dallas ISD: the City, Dallas ISD, Dallas County, Parkland Hospital and Dallas College, about 2.227 per $100) and $2,857 a year for insurance (NerdWallet’s Dallas average of $5,890 a year for $400K of dwelling coverage, scaled to this house). Get a landlord policy quote and the county’s tax estimate before you go under contract.

What credit score do I need for a DSCR loan in Dallas?

660 or higher on the instant term sheet. Credit sets the leverage: 80% LTV at 700+, 75% at 680 to 699 and 65% at 660 to 679. Below 660, we price the file by hand across the network.

Can a first-time investor get a DSCR loan in Dallas?

Yes. There is no experience requirement: the property qualifies, not your landlord history. You need 660+ credit, the down payment, 3 months of reserves and a rental whose rent covers the full payment, held in an LLC.

How fast does a DSCR loan close in Dallas?

21-30 days days is typical once the appraisal with its rent schedule, the entity documents and the insurance binder are in.

Is Capital Kings a DSCR lender in Dallas?

No. Capital Kings LLC is a broker. We shop your Dallas rental across 400+ lenders, price it on one term sheet with every fee shown, and run the file to closing. Our 1% broker fee is the only money we earn on the loan.

Can I refinance a Dallas flip into a DSCR loan?

Yes. A rate-and-term or cash-out refinance on a finished Dallas flip is a common exit. Lenders want the property owned more than 90 days before a cash-out, and the new appraisal with its rent schedule sets both the value and the rent.

Do suburbs like Garland or Mesquite price differently from Dallas?

The rate grid is the same; the tax line changes. Each city and school district has its own rate, so a house in Mesquite ISD or Garland ISD carries a different payment than one in Dallas ISD at the same price.

Who you’re working with

Founder & CEO

Micah Foster

Micah brokers DSCR, hard money and new construction loans for real estate investors across 37 states. He founded Capital Kings LLC to give investors a broker who shops the market on their behalf instead of pitching one lender product, and every term sheet he sends is itemized down to the last fee.

Send Micah your rental →

Keep reading

Before you buy the rental

Ready to price your Dallas rental?

Two minutes to an instant DSCR term sheet. No credit pull, no tax returns, every fee on the page.

Get my DSCR terms →Call (281) 636-5682 Text Micah