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By David Ghazaryan, NMLS 1486726, iQRATE Mortgages (company NMLS 1862492). Updated November 12, 2026. iQRATE is a mortgage broker, not a lender. Call (702) 766-3744.
Short answer: DSCR loans for Las Vegas NV rentals qualify the property on its rent instead of your personal income. The lender divides the monthly rent by the full monthly payment, called PITIA (principal, interest, property taxes, insurance and HOA dues). That ratio is the center of the file. Lenders still check your credit, your assets, your reserves and the appraisal. A DSCR loan is business-purpose financing for non-owner-occupied investment property only, so you cannot live in the home. iQRATE Mortgages is a Las Vegas-based broker that compares more than 100 banks and private lenders for these files.
Start a DSCR loan request or call (702) 766-3744. This page is general information, not a commitment to lend, and terms vary by lender and property.
| Item | What it means | Where it comes from |
|---|---|---|
| How you qualify | Monthly rent compared with the full PITIA payment | iQRATE DSCR loan guide |
| Occupancy | Non-owner-occupied investment property only | iQRATE DSCR guide |
| Personal documents | Not tax returns, W-2s or debt-to-income ratio | iQRATE DSCR guide |
| Still reviewed | Credit, assets, reserves, appraisal | iQRATE DSCR guide |
| 2026 conforming limit, Clark County, one unit | $832,750, the benchmark for conventional loans | FHFA 2026 limits |
| Median existing single-family price, September 2026 | $470,000, flat from a year earlier | Las Vegas REALTORS report |
| Median condo and townhome price, September 2026 | $290,000, down 1.4% from a year earlier | Las Vegas REALTORS report |
| Clark County transfer tax | $2.55 per $500 of value, about 0.51% | Nevada Department of Taxation |
| Lender network | More than 100 banks and private lenders compared by iQRATE | iQRATE Las Vegas mortgage broker page |
DSCR stands for debt service coverage ratio. For a rental, it is the property's monthly rent divided by its full monthly housing payment. The payment includes principal, interest, property taxes, insurance and any HOA dues. That is why the lender reads taxes and HOA dues as closely as the loan balance. Lenders do not use your tax returns, W-2s or debt-to-income ratio as the main test. They use the property.
| Ratio | What it says | What it tends to mean for the file |
|---|---|---|
| Above 1.0 | Rent is higher than the full payment | The property carries itself on paper, which usually gives the lender the most room |
| Exactly 1.0 | Rent equals the full payment | Break-even; the rest of the file matters more |
| Below 1.0 | Rent is lower than the full payment | Some programs still consider it with offsetting strengths such as equity; many do not |
On iQRATE's Las Vegas mortgage broker page, closed DSCR files are charted at ratios of 0.82, 0.83, 1.18 and 1.45 against a 1.0 break-even line, and two of those files closed with rent below the payment because equity carried them. The figures there are rounded and names are removed. One example is not a promise that a similar file will be approved.
Because the income test is the property's rent, the rent figure you and the lender use matters. Read how appraisers work it out in how appraisers calculate rent for a Las Vegas DSCR loan. Questions on your own numbers? Call (702) 766-3744.
| Input | Effect on the ratio | What to check before you offer |
|---|---|---|
| Market rent from the appraisal | Higher rent raises the ratio | Ask how the appraiser supports the rent figure; a low rent opinion can move the ratio quickly |
| Property taxes | Higher taxes lower the ratio | Read the actual tax bill and the Clark County rules on tax caps for rentals |
| Insurance | Higher premiums lower the ratio | Get a quote early, since it is part of the full payment |
| HOA dues | Higher dues lower the ratio | Request the HOA documents and confirm rentals are allowed |
| Loan amount and interest cost | A larger balance or higher interest cost lowers the ratio | A larger down payment can offset a thin ratio; each lender sets its own rules |
| A second lien or cash-out | A new payment joins the housing cost and lowers the ratio | Measure the refinance on the reduced number |
Enter your own numbers. This calculator only divides the rent by the payment you type in. It uses no interest rate, quotes no payment and is not an approval or a commitment to lend.
We say "match the file" because iQRATE is a broker. As a broker we compare wholesale lenders instead of one bank's menu. The lender, not iQRATE, makes the credit decision. Nothing here is a rate quote and no approval is guaranteed.
| Term | What it means |
|---|---|
| DSCR (debt service coverage ratio) | Monthly rent divided by the full monthly payment on the property |
| PITIA | Principal, interest, property taxes, insurance and HOA dues; the full payment used in the ratio |
| Loan-to-value (LTV) | The loan balance as a share of the property's value; lenders use it to size the loan |
| Non-owner-occupied | You do not live in the property and neither does a family member |
| Business-purpose loan | Credit extended primarily for investment, which is why Regulation Z consumer rules generally do not apply to it |
| Reserves | Cash or liquid assets left after closing that the lender may require you to hold |
| Prepayment penalty | A charge a lender may apply if you pay off the loan early; see the CFPB explanation |
| Fixed-rate or adjustable-rate | Whether the interest cost stays the same or can change; the CFPB explains the difference between fixed-rate and adjustable-rate loans |
| Rate-and-term refinance | A refinance that changes the interest cost or term without taking cash out |
| Cash-out refinance | A refinance that turns equity into cash; Fannie Mae describes its conventional cash-out refinance rules, and DSCR lenders set their own |
| Loan Estimate | The standard form that lists your loan terms and costs in writing; see the CFPB's Loan Estimate guide |
| Appraisal rent (market rent) | The rent the appraiser supports for the property, used when there is no lease or when the lease is below market |
| Property type | What to watch |
|---|---|
| Single-family rental | Rent versus full payment, HOA dues if any, insurance and the appraisal's rent opinion |
| Condo in an HOA | Dues count in the payment, the condo project may need a full review, and some HOA rules limit rentals; read the governing documents first |
| Condo-hotel unit | Many fail conventional guidelines; a DSCR loan can qualify the unit on its rent instead |
| Two to four units | Conforming limits rise with unit count, shown in the limits table below |
| Larger multifamily | Five or more units: ask us how the file would be handled, since lender rules differ |
| Short-term rental | License and distance rules decide whether the income is usable |
Maybe, but jurisdiction decides. Many Las Vegas mailing addresses, including iQRATE's own 89118, are actually in unincorporated Clark County, so check the parcel before you count on nightly rent. See the iQRATE guide to short-term rental DSCR loans and city rules for more.
| Jurisdiction | Distance from another rental | Distance from a resort hotel | Other points |
|---|---|---|---|
| City of Las Vegas | 660 feet | Not stated here | License required for stays of 31 days or fewer; HOA documents must expressly allow transient lodging |
| Unincorporated Clark County | 1,000 feet | 2,500 feet | Application period closed August 21, 2023; licenses are capped |
For financing, most investors here buy long-term rentals. A DSCR loan qualifies on the market rent from the appraisal compared with the payment. We do not underwrite Airbnb income on a home that cannot be licensed. Call (702) 766-3744 before you contract on a short-term rental so we can check your plan against the lender's rules.
iQRATE lends across the valley. These are the areas we name on our broker page, with the ZIP codes that go with them. The address on a listing is not always the jurisdiction, so confirm the parcel before you check taxes or short-term rental rules.
| Area | ZIP codes |
|---|---|
| Downtown and the Arts District | 89101, 89104 |
| Scotch 80s and Rancho Circle | 89102 |
| Centennial Hills and Skye Canyon | 89131, 89143, 89166 |
| The Lakes and Desert Shores | 89117, 89128 |
| Summerlin North | 89134, 89144 |
| Enterprise and Mountain's Edge (unincorporated southwest) | 89139, 89141, 89178, 89183 |
| Spring Valley (unincorporated) | 89113, 89147, 89148 |
If your target is across the city line, North Las Vegas DSCR loans has its own page.
| Measure | September 2026 | Why a rental buyer cares |
|---|---|---|
| Median existing single-family price | $470,000, same as September 2025 and below the $490,000 record in May and June | Flat prices mean less of a lag between appraisal and contract price |
| Median condo and townhome price | $290,000, down 1.4% year over year | Lower entry price; check HOA dues and project rules early |
| Single-family homes listed without offers | 7,995, up 6.6% year over year | More inventory to compare |
| Months of supply | About 5, versus about 4 a year earlier | More room to negotiate than in recent years |
| Sold within 60 days | 75.9% of homes; 70.5% of condos and townhomes | Well-priced properties still move |
| Cash sales | 23.5% of all sales, versus 23.0% a year earlier | You compete with cash buyers on speed |
| Short sales and foreclosures | 1.1% of sales, versus 0.5% | Distressed inventory remains small |
Source: Las Vegas REALTORS September 2026 market report.
Las Vegas is not one market. Zillow's Home Value Index for September 2026 puts typical home values across the ten ZIP codes in the table below from $262,542 in 89119 to $757,906 in 89138, and every one of them was lower than a year earlier. Those figures cover single-family homes and condos together, so they run below the single-family median above. The values come from the Zillow Home Value Index data.
| ZIP | Area (approximate) | Typical value | Change from September 2025 |
|---|---|---|---|
| 89119 | Paradise (UNLV and airport area) | $262,542 | -6.2% |
| 89101 | Downtown and the Arts District | $309,197 | -2.8% |
| 89106 | West Las Vegas and Twin Lakes area | $333,554 | -2.9% |
| 89108 | Northwest, Rancho and Lone Mountain area | $353,529 | -2.2% |
| 89102 | Scotch 80s, Rancho Circle and Charleston corridor | $364,478 | -3.6% |
| 89129 | Lone Mountain and northwest | $437,005 | -2.0% |
| 89117 | The Lakes and Desert Shores | $471,730 | -3.2% |
| 89166 | Skye Canyon and Providence | $492,502 | -1.6% |
| 89131 | Centennial Hills | $532,899 | -1.8% |
| 89138 | Summerlin West | $757,906 | -3.7% |
A typical value is not the price of the home you are buying and it is not a rent figure. Use it to compare neighborhoods, then price your own deal.
Taxes and dues sit in the denominator of the ratio, so they move the result as much as the interest cost does.
| Rule | What it says | Why a rental buyer cares |
|---|---|---|
| 3% cap on primary residence | The yearly increase in the tax bill on your primary home is capped at 3% | Does not apply to a non-owner-occupied rental |
| Up to 8% cap on other property | Rentals, second homes, land and commercial property get a cap of up to 8% | Budget for the higher cap when you run cash flow |
| Low-income rental exception | Some rentals that meet the Assessor's limits can qualify for the 3% cap | Watch for the Assessor's rental affidavit letter each year |
| New construction | No cap in the first fiscal year | Expect a larger change after the first full assessment |
The 2026 conforming limits are the benchmark for conventional loans. Clark County is not a high-cost area, so the higher conforming ceiling used in places such as parts of California does not apply here. Above the one-unit limit, a conventional loan is a jumbo loan. If your rental purchase is larger than that, see our Las Vegas jumbo loans guide. Loan-size rules differ by lender and program, so ask us how a DSCR scenario fits.
| Property | Conforming limit |
|---|---|
| 1 unit | $832,750 |
| 2 units | $1,066,250 |
| 3 units | $1,288,800 |
| 4 units | $1,601,750 |
Source: FHFA announcement of 2026 conforming loan limit values.
| Path | Qualifies mainly on | Occupancy | Often a fit when |
|---|---|---|---|
| DSCR loan | Property rent versus full payment | Investment property only | Your tax returns understate income, you want to close in an LLC, or you are adding rentals |
| Conventional investment loan | Your income and debts; rental income counts under Fannie Mae rental income rules | Investment, second home or primary | You have strong documented income and few financed properties |
| Bank statement loan | Deposits on your business or personal statements | Depends on the program; ask us before you assume it fits a rental | You are self-employed and the rental's rent alone does not carry the deal |
| Hard money loan | The asset and the plan | Investment | The property needs work or a quick close before it is ready for long-term financing |
Not sure which one applies? Our video comparing FHA and DSCR is embedded below with the related resources.
Exact lists come from the lender, but these items show up on most investor files. Having them ready can save days.
| Situation | Items we usually ask about |
|---|---|
| Every purchase or refinance | Property address and plan, proof of assets and reserves, ID, insurance quote, and the lease if the property is already rented |
| Condo or townhome | HOA questionnaire, the master insurance policy and the HOA budget |
| Closing in an LLC | Entity documents and the names of everyone who signs for the entity |
| Business deposits in your accounts | A CPA letter that explains them when the lender asks |
| Cash-out refinance | Current mortgage statement, a plan for the proceeds and updated insurance |
| Vacant property | Appraisal rent support in place of a lease |
I have been a mortgage broker for more than 15 years and have prepared more than 6,000 tax returns, so I start by reading how your income shows up on paper. For rental files that often shows why a loan based on the property's rent is the cleaner path. The DSCR file below is described on iQRATE's broker page, told without names and with rounded figures. It is a real file from my desk, I closed it with my team, and it is not a promise of the same result.
In fall 2024 an investor who already owned five or more rentals was buying two condos in the same southwest valley complex. On one unit, the appraiser's market rent came in low. The debt-service coverage ratio slid from 0.98 to 0.82. The condo project also needed a full review. We kept the file on a DSCR program, so a larger down payment carried it, and gathered the HOA questionnaire, the master insurance policy and a CPA letter for the business deposits. Both loans closed on the same day, about five weeks after submission.
In my own words, from iQRATE's broker page: "A person can have extraordinary earning power without ever receiving a traditional paycheck. Royalties, licensing, sponsorships and business income need to be sorted into what a lender will count and what it won't, and then matched to a lender whose documentation rules fit." I started in mortgages in 2005 and have done tax preparation since 2008, so I read these files the way an underwriter will. (David Ghazaryan, NMLS 1486726)
| Snag | Why it happens | What can help |
|---|---|---|
| Appraiser's rent comes in low | Market rent is the appraiser's opinion, not your target | Give the appraiser real comparable rents; plan for a ratio that holds if rent is lower than hoped |
| HOA dues higher than expected | Dues are part of the payment | Read the dues before you offer, not after |
| HOA bars rentals | Governing documents can limit leasing | Check the governing documents first, before you make an offer |
| Condo project review | The building may need a full review | Collect the HOA questionnaire and master insurance policy early |
| Thin reserves | Lenders look at cash left after closing | Keep cash back; do not spend everything on the down payment |
| Short-term rental plan without a license | Jurisdiction rules cap and space licenses | Underwrite on long-term rent unless a license is in place |
I am also a real estate investor, so I read an investor file the way an owner does: rent, taxes, insurance and HOA dues first, then the loan. Sometimes a conventional loan still works. Sometimes the property's rent is the cleaner way to qualify, and that is when I point a client to a DSCR program.
Here is what I check first on every Las Vegas NV rental scenario:
If you want a second set of eyes on a rental before you offer, call me at (702) 766-3744.
Two quotes can look alike and cost very different amounts. These are general terms to compare. Each lender sets its own, and this table is not a quote or a commitment to lend.
| Term | What it means | What to ask the lender |
|---|---|---|
| Loan-to-value limit | The loan amount divided by the property's value or price, whichever is lower | What is the maximum for my property type, credit and use, and does it change on a cash-out refinance? |
| Fixed or adjustable | A fixed rate stays the same; an adjustable rate is fixed for a set period and then changes with an index, within caps | What are the initial period, the index, the margin and the caps? |
| Interest-only period | For a set period you pay only interest, so the balance does not go down | How long does it last and what changes when it ends? |
| Prepayment penalty | A fee for paying off the loan early; common on investor and DSCR loans | Is there one, how long does it last and how is it calculated each year? |
| Seasoning | How long you must have owned the property before a lender will refinance it | How long must I be on title before a cash-out refinance, and which value will the lender use? |
A bank or credit union can be the better choice when you hold large balances there and they offer a relationship discount, or when you simply want one institution for everything. We will tell you if that is your situation. A broker is often the better choice when your income is complicated, when the property is unusual (a condo with a project issue, a mixed-use building, a five-unit), when you are buying more rentals than a conventional lender allows, or when you want several lenders competing for your loan. If you are a self-employed owner, the bank statement loan page linked in the table above may also fit your file, and the rental can still be financed on its own rent.
It can be. Regulation Z limits prepayment penalties on most consumer mortgages, but credit extended primarily for a business purpose, such as a loan on a non-owner-occupied rental held as an investment, is exempt from Regulation Z. That is also why DSCR loans are available only on investment property and never on a home you or a family member will live in. Whether a penalty applies and how long it lasts depends on the lender and the option you choose. Read the lender's written terms before you sign, and ask us to explain any penalty before you commit. Call (702) 766-3744.
Many rental owners start with one property and add more. Which path fits depends on how many properties you finance and how you want them held.
For all other investor programs across the state, start with iQRATE's Nevada mortgage broker page.
Nevada has no state personal income tax, and iQRATE's broker page notes that many California buyers sell a home there and buy a larger one in the Las Vegas valley. Short-term rental rules differ sharply between the City of Las Vegas and unincorporated Clark County, and the county's property-tax caps are different for rentals than for a primary home. Those are the local details that change the math on a rental more than the headline price does. Investors from California who want the full walk-through can read the iQRATE guide on buying before selling, linked from the Las Vegas mortgage broker page above.
iQRATE Mortgages is a mortgage broker. David Ghazaryan (NMLS 1486726) leads the Las Vegas office at 6360 S Rainbow Blvd, Suite 101 (89118), near the 215 and Rainbow. The network includes more than 100 banks and private lenders, which lets us place conventional, FHA, VA, jumbo, DSCR, bank statement, asset depletion, hard money and portfolio loans from one office. Las Vegas is where we live and work, and my team and I handle investor files from that office every day. Call (702) 766-3744 or contact us here.
Public ratings: Google 5.0 from 77 reviews, Yelp 5.0 from 51 and Zillow 5.00 from 9. Clients rate David 5.0 stars from 87 reviews on Experience.com (October 2026). Read David's reviews on Experience.com. You can verify David's license at NMLS Consumer Access (David Ghazaryan, 1486726; company 1862492). Nevada mortgage brokers are governed by NRS chapter 645B.
Company-wide reviews, other markets. These are verbatim reviews of iQRATE from reviewers in other markets, each labeled with the platform and the location shown there. They describe each reviewer's own experience of working with the company, not a promise of the same result.
David handled the purchase of my investment duplex in Olympia - Washington State. He came recommended by my realtor, and was very attentive, closed on time, and communicated clearly.
Zillow review, Nnamdi Chima, Lacey, WA (other market)
Very efficient and transparent service. They go above and beyond to deliver the loan closure on time even in a very tight time line. Also very resourceful and knowledgeable staff. I'll go to them again next time I need a loan.
Yelp review, Rita S., Los Angeles, CA (other market)
David and Andrei and team were very knowledgeable and really helped in the whole process. Even though the economy is going through a rough time they were able to explain every detail and really looked out for our best interest! I would highly recommend their team as they will find a way to get it done!
Yelp review, Lydia Z., Menifee, CA (other market)
Andrei and David were so great! They're helpful and communicated everything with me through the whole process. I am so pleased and look forward to using iqrate for my future investment properties. 10/10 Will be reccomending to friends.
Google review, Kassandra Arthur (company-wide; no market stated, not a local story)
Outstanding service with the help from this team! Everything was smooth, effortless, and headache free! They answered all my questions with ease & I will recommend friends and family as well! I most definitely will continue using this company for future mortgage needs!
Google review, Ryan Lulo (company-wide; no market stated, not a local story)
Great professional work! Because of exceptional coordination from Andrei and the team, our escrow was closed seamlessly several days earlier. All our questions and concerns were addressed promptly. My husband and I would highly recommend this team to whoever is looking for a new mortgage or refinancing.
Google review, Oksana Kozlova (company-wide; no market stated, not a local story)
Thank you Andrei and David again for being professional and very patient. They both helped my brother to buy a house in time. They know what they're doing. We're glad that we choose iQRate Mortgage.
Yelp review, ศิวกร น., CO (other market)
David is literally the BEST in the business! He is so well connected and HONEST, and will find you the best rate available hands down! Something that is hard to find in this industry! I had a difficult transaction and he went above and beyond to make sure it went through which in the end cost him more than it be worth to anyone else. But he is a man of integrity and keeps his word. After working with another broker who was bait and switch, I am so relieved to find David. Not only is he a wealth of information, he is generous with his time, and patient. If I could give him a million stars, I would!
Yelp review, Kris E., San Clemente, CA (other market)
The video describes the difference in plain terms: FHA qualifies on your paystub with a small down payment and one owner-occupied home, while DSCR qualifies on the property's rent with a larger down payment and lets investors buy many.
Next steps: send your scenario through the secure application or call (702) 766-3744. Prefer to talk first? Call or text (702) 766-3744 and ask for David.
A DSCR loan is a mortgage for a rental property that qualifies on the property's rent compared with its full monthly payment (PITIA), not on your tax returns, W-2s or debt-to-income ratio. It is business-purpose financing for non-owner-occupied investment property only.
The loan qualifies on the property's rent, not on your tax returns. Lenders still review your credit, assets, reserves and the appraisal, and requirements vary by lender and program.
No. A DSCR loan is for non-owner-occupied investment property. Neither you nor a family member can occupy it. If you plan to live there, other programs such as FHA or conventional may fit, and we can walk through them.
Yes, a DSCR loan can close in an LLC. A transfer to an entity you own 100% of can also be exempt from Clark County transfer tax under NRS 375.090, so ask your title company and attorney about your specific transfer.
Some DSCR loans carry one. Business-purpose loans on investment property are exempt from Regulation Z, which is why a penalty can apply. The lender's written terms control, so compare them before you choose.
Only if the property can be licensed. The City of Las Vegas and unincorporated Clark County have different short-term rental rules, including distance requirements, so confirm the parcel's jurisdiction first. We do not underwrite Airbnb income on a home that cannot be licensed.
HOA dues are part of the full monthly payment, so higher dues lower the ratio. Some HOA rules also limit rentals. Read the HOA documents before you offer.
Many Las Vegas condo-hotels fail conventional guidelines, and a DSCR loan can qualify an investor on the unit's rental income instead. Each unit and building is reviewed individually.
No. iQRATE Mortgages is a mortgage broker, not a lender. We compare more than 100 banks and private lenders and place the loan with a lender whose guidelines fit. The lender makes the credit decision.
Some programs exist for buyers from outside the United States. Documentation and eligibility vary by lender.
Investors with 10 or more financed properties should start with iQRATE's serial investor loans program, since lender rules change as the number of financed properties grows.
The ratio falls. In one file on iQRATE's broker page, the ratio slid from 0.98 to 0.82 when the appraiser's market rent came in low, and the loan still closed because the rest of the file carried it. Your result depends on the lender, the property and your equity, so plan for rent that may come in lower than hoped.
Lenders check reserves, meaning cash left after closing. The amount and how it is counted vary by lender. Call (702) 766-3744 for your file.
It depends on the lender and on whether the property can be licensed. The appraisal's market rent is the starting point for a long-term rental.
Taxes are part of PITIA. The City of Las Vegas district rate is about $3.2782 per $100 of assessed value for fiscal year 2026-27, and rentals get a tax-bill cap of up to 8% rather than the 3% cap on a primary home.
The tax is $2.55 per $500 of value, about 0.51%, which is about $2,397 on a $470,000 price. By local custom the seller pays it, but the contract controls.
iQRATE Mortgages holds company NMLS 1862492 and David Ghazaryan holds NMLS 1486726. You can verify both at NMLS Consumer Access.
Compare the loan-to-value limit, whether the interest cost is fixed or adjustable, any interest-only period, any prepayment penalty and the seasoning rules on a refinance. Each lender sets its own terms.
Ask for their NMLS numbers, how many lenders they will check for your file and which programs, when you will receive a Loan Estimate, what they need from you up front, and what happens if the appraisal comes in low.
A bank can be the better choice when you hold large balances there and want one institution for everything. A broker is often the better choice when your income is complicated, the property is unusual, you are buying more rentals than a conventional lender allows, or you want several lenders competing for your loan.
Many Las Vegas mailing addresses, including iQRATE's own 89118, are in unincorporated Clark County, in areas such as Spring Valley, Enterprise, Paradise and Sunrise Manor. The jurisdiction, not the ZIP code, decides your tax district and short-term rental rules.
Use the secure application at iqratemortgages.com/apply-now or call (702) 766-3744. We will review your scenario and talk through programs.
iQRATE Mortgages, company NMLS 1862492. David Ghazaryan, NMLS 1486726. Phone (702) 766-3744. Equal Housing Opportunity. iQRATE Mortgages is a mortgage broker and is not a lender and does not fund loans. This page is for general information only and is not a commitment to lend, a rate quote or an approval. Programs, terms, availability and requirements vary by lender and property and are subject to underwriting, appraisal and change without notice. DSCR loans are business-purpose loans for non-owner-occupied investment property. Market figures are from the sources linked above as of their stated dates.
