💰 Daily Mortgage Rates LIVE – 11/28/2025 – DSCR Second Mortgages for Investors

 Looking to access equity in your rental properties without touching your first mortgage? On Daily Mortgage Rates LIVE!, we break down DSCR Second Mortgages, loans for investors that qualify based on property cash flow. Learn how these loans can fund renovations, new acquisitions, or portfolio growth while keeping your first mortgage intact. We’ll cover how DSCR is calculated, cash-flow-based qualification, and tips to maximize your property’s equity. Tune in for expert insights, actionable tips, and the latest rates to grow your real estate portfolio.  

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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

I'll go started for today. So, again, thanks everybody I'm Nick Hiersche  I'm the president of the mortgage calculator. We are a lender and broker, operates in over 30 states with over loan officers. So if you'd like a full itemized fees that go into any of these quotes that we go over, please reach out.

We'd be happy to assist. Let me go ahead and change my screen, and we'll check out today's live rates. So we always wanna put things into perspective here. So I have the ten year treasury pulled up. We see definitely some good news here as, the ten year treasury is definitely a good thing to track for and helps us track all of our gems.

So when the ten year treasury goes down, we typically see rates, go down across the board here. So during the last five days as, we lows for this period, but we also wanna put into perspective that we are still at one year low. So even with the daily fluctuations, we're definitely in just a year ago. And, we also even hit the three year lows in some examples as well. So definitely time to be out there getting quotes and shopping for a new home.

And now let's get into our live rates for today. So here's all of our standard loan programs. If you go to our check this out and update it in real time. What we have here is a standard scenario, single family home, 500,000 purchase price, 300,000 loan amount, 60% LTV, 160 estimated credit score, 40% estimated the close value, so that we can compare apples to apples across all the different loan programs and get valid rates for all the options. Alright.

First up, our conventional primary home. This is what most people think of when they think of a mortgage with Fannie Mae Freddie Mac. Rate day coming in much better than week. 5.625 rates. Point eight eight one for our conventional primary home.

And we typically compare that to an FAA and if our customer has any trouble qualifying for a customer leniency on credit issues and a higher overall DTI, and does require a little more fees there in yearly mortgage insurance. So FHA comes in at five, but the final APR is 5.994 with all of the fees and mortgage insurance included. That is a touch higher than conventional, so always compare the eight across the programs. And for our borrowers that are VA eligible, our active duty service members, our VA eligible borrowers, and surviving spouses in some cases here. We have rates for our VA programs as well as 5.25, and the final APR 5.47.

Notice the rate is a touch higher than FHA. So you have a lot of benefits there in the VA program. So the final APR is much lower. So definitely a better option for our eligible borrowers. And the final government option transfer properties in USDA eligible areas, typically the rural areas of the country.

So if the property is eligible eligible, this is a great option to compare. US 5% flat. Finally, PR five six nine eight. So we'll typically compare that to FHA or dental. As you can see, the USDA option is coming in as an example.

So I have to to compare that. And now we'll get into some of our unique non QM options. That's one of the things we love here at the Mortgage Calculator, providing alternative options here. So our non QM alt doc options for a primary home allow us to use bank statements, p and l's, ten ninety nines, etcetera to if they don't qualify under conventional loan pro so here we can get a rate as low as 5.875 using bank statements, etcetera. And the final APR comes in at 6.145.

So just a touch above conventional. We were actually almost identical, before, but now this is more typical. We're just a touch higher cost than conventional to use alternative docs. And we can use the same alternative doc options, bank statements, etcetera for an investment property. So rates today for investment properties coming in at 6%.

Finally, PR is 6.321. Compare that to our conventional options, conventional property coming in at 6% flat, same rate. Finally, PR 6.311. So a touch cheaper. Go conventional than use alternative box, but very comparable there on investment properties, even more so than the primaries.

And one of our favorite options here and for today as well, these are DSCR first mortgages. DSCR stands for debt service coverage ratio. No income or employment information needed. We simply use the estimated rents from the property. Determine a DSCR ratio.

The estimated rents can cut the PITIA of the mortgage insurance taxes association. Then that is a ratio of one or use for all these examples. So if we have a ratio over one and we add a three year prepayment penalty, which is pretty our rates today come in at 5.999301, which beats conventional to be amazing. And we can even add a five year prepayment penalty to sweeten the price a little bit there. So our DSCR for the five year prepay coming in at 5.875 today.

Final APR is 6.169, which in a bit. And there are options no prepayment penalty. You see here, rates as low as 6%. Final APR is 6.32. Our option with no prepayment penalty, just a touch more dimensional.

And we also have which we'll go into today. These are our standard options using bank statements, ten ninety nines, alternative or full doc. So for our primary home, we can do our fix for 7.75 rate. Finally, PR, 8.055. And for an investment property, we can our standard second mortgage options, rate six two five.

Finally, PR, 9.048. But what we're going to go into today is a specific second mortgage options for d r, which is a very unique twist to these fixed rate second mortgages in a new option that was just recently added. So if you can obviously scroll down to see all our different loan programs and feel free again to click the link there and get a full breakdown. One of our licensed loan officers will contact you. But let's get into our deep dive for today.

Our second mortgages. So first up, I wanted to identify an actual property so we can actually put this in perspective here. So I saw this listing here, my local area listed for 500, like, there's four identical. So this would be a great option for our investor out here that just bought some brand new properties. They're trying to sell them or perhaps they wanted to keep them in some cash in order to get them in a better spot.

So in this case, this is a great example property, but this investor could use it for. So we're gonna use a 537,500 estimated value and say, hey, if you can't sell it, get you some cash out. So example here, we're gonna go for the maximum cash out. So it's gonna be the highest cost option. So to use our non QM DSCR mortgage for the max cash out of 80% loan to value overall for this 30.

Couple things we assume, we're gonna have a sir has a 300,000 first mortgage on this property. We're gonna assume the value they put on the sale is the actual value. We're gonna take it to a maximum of 80% loan to value to use a three year prepayment penalty. So you can see there a little over on the page, what the rates are here. So the lowest rate option for the max cash out, 9.375 costing 3.475 discount points in cost.

And we can to a zero cost or par rate option here. No discount points here at 10.625 Perspective as I present the next couple of maybe more reasonably priced. Maximum cost option for the maximum cash out. So again, we're gonna go with a $5.37 appraisal value assuming the sale price is we're gonna assume a $300,000 first mortgage allows us to get 80% cash out. So our investor here can get a $130,000 cash out maximum, a little bit higher rates here.

But if they need the cash and especially since they have four identical properties next to each other, that's over half $1,000,000 if they do all four there. So a great option hopefully for our if they perhaps can't sell the property, get some flexibility there. Now let's go to our next option for more reason. A 75% cash out instead of taking it to the maximum. And you can see here the rates get a little more reasonable.

It still has a three year prepayment penalty which is pretty standard. So we can get rates down to 9% in this case cost as the other option there, 3.475 in discount points and cost. And, we have a par option almost almost par at least 9.875 as just point two five discount points in cost, so nearly a par rate there. So this is a great option again. Our borrower doesn't quite need as much funds and wants to get a more cost option here.

Same assumptions, three hundred thousand first mortgage, taking it to 75 LTV. This investor to get a 103,000 cash out in this example. And my final example here, the most reasonable option that is typically requested, again, obviously, we LTV is much lower, but in this case, LTV wouldn't get us much cash. So what I presented here as a final option for probably the that if this was my investor, I would probably go with. The most recently cost would be the fixed rate second cash out to 75 LTV and adding a prepayment penalty to sweeten the price a little bit here.

The price dropped a little bit more. Now we can offer 8.875% rate for 3.475 discount. Expensive, but a good option here, 9.75 rate, zero discount points in cost. So that's our par rate option here. When we put a more reasonable 75 and a more up, I guess, aggressive five year prepayment penalty.

So these are great options again for our investor to access some cash, perhaps if they were to sell the property. So these are very common requests, from our investor as the market, is a little bit stagnant. It's a very common request and we can do it for properties that are listed or add a prepayment penalty. We can typically still do these properties that are listed in this example. So great.

For our customers that may not be able to exercise the price they want at this time and can exercise these options. Another cool thing about these loans, if we're not cash out. So anything over $250,000, we have to go from these smaller amounts of cash out such as this example. We can even use, some of our automated products and not have to do an actual standard. Of course, if you want the maximum values, you should try to get a standard appraisal on these.

So these are very cool options, afford a lot of flexibility investors out there. So that, will close us out for today. So I wanna try to make it quick. So thank for joining us today. Happy holidays.

Good luck out there house hunting. It is a great time. We are at one year and even in some cases, three year lows on mortgage rates. So hope everyone has a great holiday weekend. Thanks.