Capital Kings LLC

DSCR Loans in San Antonio, TX.

Rental loans for San Antonio investors, qualified on the rent instead of your income. Low prices inside Loop 410 mean the rent covers the payment at full leverage more often here than anywhere else in Texas we price.

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 2026West Side, $164,000 house, 745 credit

Rent$1,675

Full payment$1,342

Principal + interest $891 Taxes $330 Insurance $121

DSCR1.25x

Rate7.21%

Cash to close$43,618

Price my San Antonio rental →

In short Terms as of October 2026

San Antonio 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 $164,000 San Antonio house renting for $1,675, with San Antonio taxes at 2.42% of value, the ratio is 1.25 and cash to close is $43,618.

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

The terms

San Antonio 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

San Antonio 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 San Antonio rental, priced the way the application prices it

A 3-bedroom West Side house (78228) at Zillow’s typical home value for the ZIP, rented at Zillow’s average for 3-bedroom houses there, 745 credit, financed at the 80% cap with the San Antonio ISD tax rate.

Does it cover? 1.25x

Loan$131,20080% of $164,000 at 7.21%

Principal and interest$89130-year fixed

Property taxes$3302.42% of value, $3,964 a year

Insurance$121$1,447 a year

Full payment$1,342$1,675 rent ÷ $1,342 = 1.25 DSCR, $333 a month left before vacancy and repairs

Rent$1,675
Zillow’s average rent for 3-bedroom houses in 78228, against a 78228 home value index of $163,693. Zillow rental market trends, 3-bed houses, West Side 78228, Oct 18, 2026.
Property tax2.42%
2025 rates inside the City of San Antonio and San Antonio ISD: Bexar County, University Health, Alamo Colleges, the River Authority, the City and SAISD, about 2.417 per $100. Bexar County, 2025 official tax rates and exemptions, Oct 19, 2026.
Insurance$1,447 a year
NerdWallet’s San Antonio average of $3,530 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: $32,800 down, every closing fee, and who each dollar goes to.

Cash to close$43,618

Proof of funds to show$47,644

Where the $43,618 goes

Down paymentEquity$32,800
Appraisal feeAppraiser$550
Prepaid interestLender$389
Lender fees, underwriting and legalLender$2,295
Broker feeBroker$2,000
Closing / titleTitle co$3,146
Property insurance, first yearInsurer$1,447
Escrow setup, 3 months of taxesLender$991

Proof of funds adds $4,026 of reserves, 3 months of the $1,342 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 San Antonio rental

Purchase price or valueMonthly rentCredit scorePurposeUnitsAnnual taxes (blank = 2.42%)

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.

San Antonio notes

What moves the ratio in San Antonio

The West Side, Marbach and the Southeast sit under the city median, and their rents have held. That gap is why our West Side example clears the ratio with room to spare at full leverage.

Taxes

San Antonio ISD carries one of the higher school rates in Bexar County, about 2.42% of value all in. A house in Northside ISD on the far west side runs closer to 2.27%, so the same price can carry a bigger loan there.

Insurance

San Antonio premiums run well under Houston and Dallas. The landlord quote still matters on older West Side houses with original wiring or plumbing, which some carriers surcharge or decline.

Rent

The appraiser sets market rent from 3-bedroom comps in the same part of town, so a West Side house is measured against West Side rents. Keep your projected rent close to theirs.

Where it pencils

The West Side, Marbach, the Southeast and the Northeast near Fort Sam are the ZIPs that clear comfortably at 80%.

DSCR loans across Texas →Hard money and flip loans in San Antonio →Every Texas program →

Local figures: Zillow rental market trends, 3-bed houses, West Side 78228, Oct 18, 2026 · Zillow home value index, West Side 78228, Sep 30, 2026 · Bexar County, 2025 official tax rates and exemptions, Oct 19, 2026 · NerdWallet, average homeowners insurance cost by city, May 6, 2026.

Questions

San Antonio DSCR FAQ

What are DSCR loan rates in San Antonio, 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 San Antonio 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 $164,000 example that is $32,800 down, $43,618 cash to close and $47,644 of proof of funds.

Does a typical San Antonio rental qualify for a DSCR loan?

On our example, yes: a $164,000 house in West Side renting for $1,675 carries a $131,200 loan at 7.21%. The full payment is $1,342 ($891 principal and interest, $330 taxes, $121 insurance), so the ratio is 1.25 and the rent clears the 1.00 minimum at the full 80% LTV.

What property tax and insurance numbers should I use in San Antonio?

The real ones, because both sit inside the payment the rent has to cover. We used 2.42% of value for taxes (2025 rates inside the City of San Antonio and San Antonio ISD: Bexar County, University Health, Alamo Colleges, the River Authority, the City and SAISD, about 2.417 per $100) and $1,447 a year for insurance (NerdWallet’s San Antonio average of $3,530 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 San Antonio?

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 San Antonio?

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 San Antonio?

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 San Antonio?

No. Capital Kings LLC is a broker. We shop your San Antonio 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.

Does the school district change a San Antonio DSCR loan?

It changes the tax line, which changes the payment the rent has to cover. San Antonio ISD and Northside ISD differ by about 0.15% of value a year, so check which district the house sits in before you underwrite.

Can I use a San Antonio duplex for a DSCR loan?

Yes. 2-4 unit rentals qualify on the combined rent of all units, with about 0.25% added to the rate. Each unit’s lease or the appraiser’s market rent counts.

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 San Antonio 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