Los Angeles landlords who bought a duplex or small building a decade ago often own one of the most valuable assets in their portfolio, plus a property tax bill frozen near the old purchase price. A cash-out refinance can unlock that equity, and in LA the tax history is often what makes the numbers work.
In short: Our top pick for a DSCR cash-out refinance in Los Angeles is LendingStreet. We qualify on the property's rent rather than your tax returns, go up to 75% LTV on cash-out, lend to LLCs as a matter of course and start at $150,000 with no stated maximum. For high-value LA buildings, our jumbo DSCR program covers roughly $1.5M to $5M+.
LendingStreet is an investor lender focused on business-purpose loans for non-owner-occupied rentals. On a Los Angeles cash-out, we look at the rent the property earns against the new payment, with a 1.0x standard minimum DSCR, sub-1.0 programs where they fit, a 620 minimum credit score and 30-year terms available.
It works well for owners of 1-8 unit buildings who want capital for the next acquisition, an ADU build elsewhere or a portfolio clean-up, without a debt-to-income review. Get a quote with the form below, or call (877) 298-1001.
Investors searching for DSCR cash-out refinance lenders often compare national names like CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Los Angeles, CA. In every scenario below, LendingStreet is the best fit.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Rental loan above $2M | LendingStreet | Our DSCR loans have no stated maximum. LendingOne states DSCR loans up to $2,000,000 and RCN Capital states long-term rental loans up to $1.5M. |
| Credit score in the 620s | LendingStreet | Our DSCR minimum is 620. RCN Capital and New Silver state 660 minimums, and Dominion Financial states 680, with exceptions to 660. |
| 5-8 unit building | LendingStreet | We treat 1-8 units as residential DSCR. Lima One and CoreVest state 1-4 unit eligibility for their rental loans. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Most LA owners compare a bank or credit union, a national online DSCR lender, a private lender and LendingStreet. Here is how they line up on what matters most:
| What investors need | LendingStreet | Typical bank or credit union | Typical private lender |
|---|---|---|---|
| Income documents | None; qualifies on rent | Tax returns and debt-to-income | Usually light |
| Max cash-out LTV | Up to 75% | Varies | Varies, often lower |
| Loan size | From $150,000, no stated maximum | May cap or require extra review | Varies |
| Term | 30-year terms available | Varies | Short-term |
| LLC ownership | Standard | Varies | Common |
| Rentals in other states | All 50 states and DC | Usually in-state | Usually local |
Much of the equity sits in older small multifamily and house-plus-ADU lots: duplexes and fourplexes in Highland Park, Eagle Rock, Mid-City and South LA, Spanish and Craftsman homes with back units, and bungalow courts. In the San Fernando Valley, North Hollywood, Van Nuys, Reseda and Canoga Park have ranch homes on large lots. Long Beach, Pasadena, Glendale and Inglewood each have their own building stock and rules.
Further out, Santa Clarita and the Antelope Valley cities of Lancaster and Palmdale offer lower prices and often stronger rent-to-value ratios, which can make a full 75% cash-out easier to support.
Under Proposition 13, property taxes are based on the purchase price plus limited annual increases, with a base rate of about 1% plus local voter-approved charges. A sale resets the assessment; a refinance does not. An owner who bought years ago keeps the lower tax bill after a cash-out, which can improve the DSCR noticeably compared with a new buyer of the same building.
Adding a permitted ADU usually adds new assessed value for the addition only. Check your bill with the Los Angeles County Assessor and use the real figure in your numbers.
This example is illustrative and not a quote. An owner bought a duplex in Highland Park years ago and later added a permitted ADU. The property is now worth $1,150,000, with $220,000 left on the old loan. The three units rent for $8,300 a month in total. Because of Prop 13, taxes are about $450 a month; a new buyer would pay closer to $1,200. Insurance is about $350.
A 75% LTV cash-out loan is $862,500, with estimated principal and interest of about $5,884. On the long-held tax bill, the total payment is about $6,684 and DSCR is about 1.24x. At the reassessed figure, DSCR would be about 1.12x. Both clear 1.0x, and the refinance frees up about $642,500 before closing costs.
| Item | Long-held taxes (refinance) | Taxes reassessed at today's value |
|---|---|---|
| New loan at 75% LTV | $862,500 | $862,500 |
| Estimated principal and interest | $5,884 | $5,884 |
| Property taxes | $450 | $1,200 |
| Insurance | $350 | $350 |
| Total monthly payment | $6,684 | $7,434 |
| DSCR at $8,300 rent | About 1.24x | About 1.12x |
Many LA buildings with two or more units built before October 1978 fall under the city's Rent Stabilization Ordinance, and the state Tenant Protection Act covers many others. Underwrite on the rents you actually collect, and keep registrations current with the city housing department.
Insurance has become harder to place in parts of the county after recent wildfires, particularly in hillside and canyon areas. Get a bound quote before you apply, since a higher premium lowers the ratio.
The City of Los Angeles limits home-sharing to a host's primary residence, so a non-owner-occupied nightly rental is not an option in the city. Cash-out loans here are underwritten on long-term leases. Investors who want short-term rental income usually look at California markets where local rules permit it, after checking with that city or county.
Ask each lender the same things so you are comparing like with like:
Up to 75% LTV on cash-out, with lower max LTV on some 5-8 unit and larger loans, varying by program. A 1.0x standard minimum DSCR, with sub-1.0 programs available. Seasoning varies by program. LLC borrowers are standard. Loans start at $150,000 with no stated maximum, and larger balances get more review. If you own five or more rentals, a blanket portfolio loan can refinance them together on one closing, qualified on combined cash flow.
Send the address, unit count, current rents, tax bill, insurance quote and payoff amount, plus the cash you hope to take out. We will run the ratio at a few loan sizes and come back with options. Get a quote with the form below, or call (877) 298-1001.
Our top pick is LendingStreet. We qualify on rent with no tax returns, offer up to 75% LTV on cash-out, welcome LLC borrowers and have no stated loan maximum, with a jumbo DSCR program for high-value buildings.
Yes. We lend throughout Los Angeles County, across California and in all 50 states and DC on 1-8 unit investment properties.
No. Under Prop 13, a refinance does not trigger a reassessment. A sale or new construction can.
Rent from a permitted, legal ADU can count. Unpermitted units can create appraisal and insurance problems, so confirm permits first.
Yes, if it is 8 units or fewer and the ratio works on the actual stabilized rents.
Not in the City of Los Angeles, which limits home-sharing to a host's primary residence. Underwrite on long-term leases.
Our jumbo DSCR program covers roughly $1.5M to $5M+. Max LTV can be lower on larger balances, varying by program.
No. Our loans are business-purpose loans on non-owner-occupied rental property.
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