Sponsors search for an Arizona DSCR loan when the building is a rental house, a duplex, a triplex, or a fourplex held for income. The person signing does not move in. A loan whose purpose is to buy a place to live is a different product, and it is not this page. A.R.S. 6-901, posted by the Arizona Legislature, defines a residential mortgage loan as a mortgage loan secured by a dwelling of one to four units, and it defines commercial property as real property that is not that kind of dwelling. The statute is a scope marker for this conversation. It is not a legal opinion about any one file.
DSCR here means the rent a lender will count, divided by the annual loan payment. A conventional investment-property loan often still reads the borrower's wages, tax returns, and personal debts. A rent-based file can be arranged when those personal documents are the wrong test for a landlord who already has several rentals. Neither path is a promise. The lender that holds the note decides which income it will use. Capital Market Funds arranges the request from Scottsdale. It is not that lender.
Apartments of five or more units, and other commercial buildings, use a different coverage conversation on Arizona commercial DSCR. Statewide investor property, without the DSCR label, is Arizona investment property. Type your own rent and payment into the DSCR calculator. The calculator does arithmetic. It does not look up a hidden Arizona ratio.
What a lender usually wants before it counts the rent
A lease that is already signed tells a different story from a guess about next year's rent. Many lenders on long-term rentals want the lease, the deposits, and a record of what was actually collected. A vacant unit may be counted at a market rent, haircut, or left at zero. Ask which of those the quote uses before you compare two term sheets. We will not print a statewide vacancy factor, because we are not the lender and the factor is not ours.
Taxes, insurance, and any association dues come out before the coverage math, or they are added to the payment. Say which way your spreadsheet did it. The rates and loan calculator will run numbers you type. It will not fetch a coupon. If the rental is not stabilized and the plan is a short hold, the nearer page is Arizona bridge, which is private and bridge debt we arrange, not a loan on our own paper.
How this desk handles the file
Craig Hoebing arranges the request under Arizona commercial mortgage banker license CMB-1047342 and NMLS 1445066. The only office is in Scottsdale. Phoenix, Tucson, and the rest of the state are coverage from that desk, not extra street addresses. Title 6 of the Arizona Revised Statutes is the banking and financial code those licenses sit beside. This page does not walk through every section of that title.
The Mortgage Bankers Association posts research on commercial and multifamily mortgages. A national research note is not a rent roll for a Mesa fourplex, and we do not turn one into a required ratio. More reading lives on the insights index. A plain-language note on coverage, still without a required number, is what is a good DSCR.
Arizona investor DSCR market context
- One to four units in the statute
- A.R.S. 6-901 defines a residential mortgage loan as one secured by a dwelling of one to four units, and commercial property as real property that is not that dwelling. This page is the investor rental inside the one-to-four range, and the borrower does not occupy it. Arizona Legislature, A.R.S. § 6-901
- Title 6 is the financial code
- Arizona's Title 6 is the banking and financial institutions code. The definitions used on this page come from the section the legislature posted, not from a loan estimate. Arizona Legislature, Title 6
- MBA research is national
- The Mortgage Bankers Association publishes research and economics on commercial mortgages. Those releases describe national markets. They are not an Arizona rent a lender must accept. Mortgage Bankers Association, research and economics
Rent-based DSCR versus a wage-based investment loan
Both can sit on a rental the investor does not occupy. The split is which income the lender reads first. No rate is shown.
| Rent-based DSCR file | Conventional investment-property file | |
|---|---|---|
| Income that leads | Rent the lender will count | Wages, tax returns, and personal debts |
| Who may occupy | Not the borrower | Still not this page if the borrower will live there |
| What this office does | Arranges the file with a lender | Arranges the file with a lender |
Where an Arizona investor rental file can be arranged
| Source | When it fits |
|---|---|
| Bridge & Private | A short hold on an Arizona rental that is vacant or mid-rehab, arranged with private lenders rather than sized as a finished DSCR loan. |
| Bank | A bank portfolio loan on the same investor rental when the bank will underwrite rent, wages, or both. |
| Life Company | Uncommon on a single one-to-four-unit rental. Mentioned so a sponsor does not expect an insurance-company quote on a house. |