DSCR Portfolio (Blanket) Loans
Consolidate 5+ rental properties under a single 30 year fixed DSCR portfolio loan. Single closing, single payment, single servicer. Release clauses for future flexibility.
Sources: DSCR Loans Hub
What is a DSCR portfolio loan and when should I consolidate?
A DSCR portfolio, or blanket, loan consolidates 5 or more rental properties under one 30 year fixed mortgage. Portfolio underwriting commonly uses 1.05 to 1.20x DSCR. This desk works portfolio DSCR of $10 million and up, with $100 million desired. Credit remains lender underwriting, and PeerSense does not set a FICO requirement. One closing, payment and servicer simplify administration. Strong DSCR properties can offset weaker ones, while release clauses allow individual sales without unwinding the blanket loan.
, PeerSense Capital Advisory · 2026-05-01
Program details
| Loan size | $10 million and up portfolio and multi property; $100 million desired |
| Minimum properties | 5+ (some programs flex to 4) |
| Min property value | $100,000 individual property |
| Term | 30-year fixed (also 5/6, 7/6, 10/6 hybrid ARMs) |
| Rate | 6.50-8.50% (May 2026 indicative) |
| Min DSCR | 1.05x for ≤$2M and ≤10 properties; 1.20x for larger |
| Max LTV (rate-and-term) | 80% |
| Max LTV (cash-out) | 75% |
| Credit | Lender underwriting. PeerSense does not set a FICO floor. |
| Min occupancy | 90% by unit count |
| Property types | 1-unit SFR, 2-4 unit, townhomes, PUD, warrantable condos |
| Recourse | Full recourse + personal guarantee |
| Release clauses | Yes, individual property release at 110-115% pro-rata payoff |
| Close timeline | 35-50 days from complete file |
Frequently asked questions
What is a DSCR portfolio loan?+
A DSCR portfolio (or blanket) loan consolidates 5+ rental properties under a single mortgage, single payment, and single servicer. Underwriting is portfolio level.
How is DSCR calculated on a portfolio?+
Portfolio DSCR = Sum of Annual NOI ÷ Sum of Annual Debt Service. 1.05 to 1.20x portfolio DSCR (tiered by leverage). Strong DSCR properties subsidize weaker properties.
What's the minimum number of properties?+
5+ properties typical minimum. Some programs flex to 4 with strong sponsor.
What's the loan size cap?+
This desk works portfolio DSCR of $10 million and up, with $100 million desired. Larger files use institutional portfolio programs or parallel loans.
What's a release clause?+
Release clauses allow the borrower to remove individual properties from the portfolio by paying a release fee (110 to 115% of pro rata loan portion) + meeting collateral coverage tests. Critical for portfolio flexibility.
What's the rate vs single property DSCR?+
Portfolio DSCR rates typically run 25 to 50 bps tighter than single property DSCR for the same average quality + sponsor. May 2026: portfolio 6.50 to 8.50% vs single property 6.75 to 8.75%.
When should I consolidate vs keep separate loans?+
Consolidate when 5+ properties on different rate sheets/servicers, want one closing, strong DSCR properties can subsidize weaker. Keep separate when very different LTVs/rate environments, different prepay structures, or strong DSCR standalones.
What's the typical FICO + sponsor profile?+
Credit is the lender's underwriting. PeerSense does not set a FICO floor. Experienced sponsors (3+ years operating rentals, 5+ properties) are the typical file. LLC common; full recourse with personal guarantee from key principals. Capture the score on the form. Talk to PeerSense.
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Share your rent roll + property list. Indicative pricing after the file is on the desk.
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