🏠 Daily Mortgage Rates LIVE – 11/24/2025 – Portfolio/Blanket Loans for Multi-Property Investors

Kick off Daily Mortgage Rates LIVE! as we explore Portfolio (Blanket) Loans — a powerful tool for real estate investors. Finance multiple properties under one mortgage to simplify and streamline your strategy, save time, and manage your portfolio efficiently.

Learn what Portfolio Loans are, how DSCR-based underwriting works, and key requirements like appraisals, FICO, liquidity, and top LTVs. Plus, get the latest rates and lender trends.

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The Mortgage Calculator is a licensed Mortgage Lender (NMLS #2377459) that specializes in using technology to enable borrowers to access Conventional, FHA, VA, and USDA Programs, as well as thousands of Non-QM mortgage loan program variations using alternative income documentation!

Using The Mortgage Calculator proprietary technology, borrowers can instantly price and quote thousands of mortgage loan programs in just a few clicks. The Mortgage Calculator technology also enables borrowers to instantly complete a full loan application and upload documents to our AI powered software to get qualified in just minutes!

Our team of licensed Mortgage Loan Originators can assist our customers with Conventional, FHA, VA and USDA mortgages as well as access thousands of mortgage programs using Alternative Income Documentation such as Bank Statement Mortgages...

Transcript

Welcome everyone. My name is Nick Hiersche . I'm the president of the mortgage calculator. We are a lender that offers all the standard loan programs in our 35 licensed states.

So one of our licensed loan officers if you'd like a full breakdown of anything you see today. But today, we will go into a deep dive topic into our specialties. We love to specialize in QM and investor loans, and some unique loan products. So we will go over a specific example today of our portfolio or blanket loans, which which again is multiple property under one loan for investors. This is a commercial type of product.

So let me go ahead and switch my screen and get started for today. So we always wanna pull up, the general rates. So the ten year treasury is one of the best indicators for all the different ramps. So this is one of the easiest things to look at in order to get a general sense of where rates are across all the different loan programs. There are other metrics as well.

But this in general, rates are dropping, for all the different options here over the last five days, which is good news for everybody out there shopping. And we always wanna perspective here. So if we pull it out to one year, we see we are still pretty much at one year lows, which again is great news and why the rates have been getting better continuously last few months here. So great news for everybody out there shopping. There's a lot of up and down throughout the week with the different news cycles and items, but just know that we are at one year lows which is great for everybody.

And now let's get into our specific live rate examples. So we always wanna pull up our standard programs and then we'll get into that deep dive on our here in a second. So for all our standard programs, we pull up a scenario that allows us to compare all the different options we offer on this page. So we have a standard single family home, 500,000 purchase price, the loan amount. That corresponds to 60% loan to value.

We use a 700 the estimated FICO credit score estimated 40% debt to income ratio for these loans that required that to income rates. So with those settings, we can look at all the different programs here and get into a deep dive if you'd like a full example on how these work. Now our primary typically the option you think of when you think of a mortgage, Fannie Mae Freddie Mac. Rates coming in today at 5.875, final APR 6.135 with all the fees included. And we'll typically compare for most borrowers to an FHA example.

FHA allows more leniency on credit issues and events and a higher overall debt to income ratio, but does require upfront and yearly mortgage insurance. So FHA comes in today 5.25, final APR 6.148. So notice it's a touch higher APR than the conventional option, but obviously has a little more leniency there. And for our eligible veterans and active service members and surviving spouses, we do have our VA loan programs. Definitely amazing options.

Rates today coming in at 5.37. And the final APR with all the fees included, 5.627. So notice much less fees over here for our, eligible veterans and service members, when you compare that to FA. So even though the rate looks a touch higher, overall the cost is lower. So definitely, if you are eligible, look at those VA loan programs.

And another government option here, USDA only for USDA eligible areas. That's typically the rural areas of the country. And if our customer, our borrower is eligible and the property is eligible, these are great options to look at. Today rates coming at $1.02 5, final APR 5.802 with all the fees included. So we'll typically compare that to an FHA option or a conventional option for our borrower in those areas.

And typically, USDA might be a little bit better. So definitely look at USDA if you are shopping in those areas. And this is where we love to specialize when we go into our specialty loans. First up for our specialty loans for alt doc. So that would be bank statements, ten ninety nines, PNL statements, all the different alternative documentation we can use for a primary home here.

Reached today come in at five point eight seven five, finally, we are 6.145. So we're typically going to compare that to conventional and for our borrowers that are self employed and need to use our docs. Like you see here, it's almost identical price to conventional, which is amazing when our non QM prices are nearly identical there. And we can use those same programs for the properties. So to use bank statements and NINIs, PNLs, etcetera for an investment property, rates today come in at 6%.

I'm only PR 6.321. And we'll compare that here to our option for an investment property, rates today come at 6% flat as well. Finally PR 6.311. So just a touch cheaper, to go conventional, but always amazing when on QM are nearly identical to conventional programs. And one of our favorite options and we'll talk a little bit more about that today, DSCR stands for Debt Service Coverage Ratio, no income needed.

We simply use the estimated rents for an investment property to determine a DSCR ratio. For these examples, we use a ratio over one point zero zero, meaning the estimated rents can cover the expense. And for this option, we added a standard three year prepayment penalty which is standard for these programs. These are typically, commercial type of programs, so it does include a prepayment penalty. We have options for here as well as zero, which we'll go over in a second as well.

Rates today for the standard three year prepayment option coming as low as 5.999. Finally, PR is 6.307. So notice this is actually cheaper than conventional because we're able to add that three year prepay to make it a little sweeter. And we can even add a five year prepaid penalty to reduce the cost and rate a little rates as low as 5.875 when we add that five year option. And finally, PR 6.157.

And quickly, we'll go over the no penalty options. So some states don't allow a prepayment penalty on some customers do not want one. No problem. We have that option. Rates is about 6%.

Finally, they are 6.321. So much higher than conventional when we need to go DSCR with no prepay. So all kinds of amazing options there. And if you scroll down throughout our library page, we offer all kinds of different loan programs. Today, we wanna get into a specific example for our portfolio options.

So that would be, typically down here towards the we have portfolio or cross collateral, which is multiple properties under one loan. For this example, I actually pulled up something I'm one of the property I own. So I have three houses right next to each other. This is a great example. It's very hard to find listings, that are portfolio listings because it's obviously multiple listings.

But if I wanted to refi, these three that I own here, this would be a perfect example. They actually are connected. So a great example here. So we're going to look at these properties to do one loan across all three because it makes a lot of sense here. They're kind of in the same development.

They're identical properties. I bought these from the developer. So it would make sense to use this product to purchase or refinance these three together. So this is a great example to use here. And first up, we have our purchase example.

So in this example, we took it to the maximum of 80% loan to value, so 20% down payment to purchase those three short term rental income properties, five year prepayment penalty. So this is at the max leverage, and those three properties were valued at $560,000 each. So you'll notice this loan includes all three. And we did add that five year prepayment penalty to get the best pricing options. You know, there are other options out there, but this is a great example to look at.

So rates today come in as low as 6.731 with 2.75 discount points and costs. Obviously, we can go a little bit higher rates for lower discount point costs, or a little bit lower rates a little bit more as well. But this is, where the suggested, line point was there. And that includes 1,680,000.00 purchase price for all three units here would require 20% down payment for 336,000. And we get that final portfolio loan of 1,344,000.000.

And the monthly payment on that example at that rate would be 8,700, which would be nice to have one loan payment across all the properties and retain all of that additional cash flow from these rental properties. And this is so this is if we wanted to sell these properties at the market rate here. I noticed I didn't put a actual address, because it is three properties combined, but we went Now let's look at a refinance example. So a lot of investors are refinancing right now. And in this case, if I wanted to refinance these properties, I could take it to a max of 75% loan to value, to get cash out of these properties, using again short term rents with the five year prepayment penalty.

So in this example, the rates are just a touch higher, which is pretty amazing, 6.781 in this example. And we'll have the same value, but we can get up to a $1,260,000 loan amount. So a little bit lower loan amount, and the monthly payment a little bit lower, obviously, lower loan amount, but the same basic discount points and rate choices here. And And again, that's three properties combined for 75% loan to value, which is gonna be our max portfolio option. So these are pretty straightforward because these are DSCR loan scenarios, pretty standard.

This is typically considered a commercial, but in these examples, we have simplified it a little bit and it is a simple DSCR loan just like we considered for all of our single properties, but we're allowed to combine multiple properties for this specific example. So these are great options. If you have any questions on getting a full breakdown, if you have a portfolio like a a full quote, please get one of our members or drop a comment here. We'd be happy to send you over a full estimate. And, for anybody out there shopping, again, remember, the rates are at, just about one year lows.

So good to everybody out there. Again, thank you for joining us today. We'll be back later this week. Thanks, everybody.