Pennsylvania investors hold rowhomes in Philadelphia, older homes in Pittsburgh and two-family rentals across the Lehigh Valley and central Pennsylvania. A DSCR cash-out refinance lets you pull equity from them based on rent, not your personal income.
In short: Our top pick for a DSCR cash-out refinance in Pennsylvania is LendingStreet. We qualify on the property's rent with no W-2s or tax returns, lend up to 75% LTV on cash-out, offer 30-year terms and lend to LLCs as standard. In Pennsylvania, check how your county's assessment is set, have your Philadelphia rental license current, and remember that the realty transfer tax applies to sales rather than refinances. Get a quote with the form below or call (877) 298-1001.
LendingStreet finances business-purpose DSCR loans on non-owner-occupied 1-8 unit rentals in all 67 Pennsylvania counties and nationwide. The cash-out program is made for investors who want to recycle equity into the next property.
It fits investors with Philadelphia rowhomes and small multifamily, Pittsburgh houses in the city's many neighborhoods, Allentown and Reading twins, or rentals near the universities in State College. Call (877) 298-1001 or use the form below and we will size the loan for you.
If you are weighing CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital for a DSCR cash-out refinance loan for investors in Pennsylvania, this is the short version: LendingStreet wins the scenarios below, and you can get a quote with the form below.
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. |
Pennsylvania has a deep bench of community banks and private lenders. Here is how they compare with LendingStreet on a long-term cash-out.
| What matters on a cash-out | LendingStreet | Typical local bank | Typical private or hard money lender |
|---|---|---|---|
| Qualify without tax returns | Yes, on the property's rent | Often requires tax returns and debt-to-income review | Often asset-based, but short-term |
| Cash-out leverage | Up to 75% LTV | Varies; often lower for investors | Varies |
| Term built for holding | 30-year terms available | Often shorter terms, balloons or adjustable | Usually short-term, interest-only |
| DSCR minimum | 1.0x standard; sub-1.0 programs exist | Usually not DSCR-based | Usually not DSCR-based |
| LLC borrowers | Standard | Varies by bank | Commonly allowed |
| Where they lend | All 50 states and DC | Usually a local or regional footprint | Often local or regional |
| Loan size | From $150,000 with no stated maximum | Varies; may hit portfolio limits | Varies |
Philadelphia's rowhome neighborhoods, from Fishtown and Kensington to South and West Philadelphia, have seen strong value growth on renovated rentals. Pittsburgh offers older single-family and two-family homes with solid rents tied to universities and health systems.
The Lehigh Valley, Harrisburg, Lancaster, Reading and Scranton have twins, rowhomes and small multifamily at lower prices, which can make for strong ratios. Smaller towns may have fewer comparable sales.
Pennsylvania's realty transfer tax is 1% at the state level plus local tax, and Philadelphia's local rate is much higher. It applies when a deed transfers in a sale, so a refinance does not trigger it.
A cash-out mainly carries recording fees, title insurance on the new loan, settlement and appraisal costs. If you bought recently, ask the title company whether a reissue credit applies.
Property taxes come from the county, the municipality and the school district, and school taxes are often the largest part. Some counties have not reassessed in many years, so the assessed value can be far from market value, while Philadelphia sets values each year.
Use the current bills, not a seller's old figure. If an appeal or a countywide reassessment is underway, mention it so we can size the loan with some cushion.
School taxes are often billed separately from county and municipal taxes and on a different schedule. Add every bill for the year together before you divide by twelve.
Philadelphia requires a rental license, and lead-safe certification rules apply to many rentals where children live. Pittsburgh and other cities have their own registration programs. Keep licenses current, since underwriting may ask for them.
Much of the housing stock is a century old. Roofs, masonry, knob-and-tube wiring and older heating systems all show up in the appraisal and the insurance quote. Seasoning before cash-out varies by program.
This example is illustrative and not a quote. An investor owns a renovated Philadelphia rowhome that appraises at $280,000, with $95,000 left on the loan. It rents for $2,100 a month. Taxes are about $290 a month, and insurance is about $110.
At 75% LTV the new loan is $210,000, which pays off the $95,000 balance and leaves about $115,000 before closing costs. Estimated principal and interest on a 30-year term is about $1,433, so the full monthly payment with taxes and insurance is about $1,833. Rent of $2,100 divided by $1,833 gives a DSCR of about 1.15x, above the 1.0x standard minimum.
Dropping to 70% LTV gives a $196,000 loan, about $101,000 in cash before costs, a payment near $1,737 and a DSCR of about 1.21x. The ratio is healthy at either level, so the investor takes 75% and uses the cash toward the next rowhome purchase.
| Item | Cash-out at 75% LTV | Cash-out at 70% LTV |
|---|---|---|
| Appraised value | $280,000 | $280,000 |
| New loan amount | $210,000 | $196,000 |
| Existing loan paid off | $95,000 | $95,000 |
| Cash out before closing costs | $115,000 | $101,000 |
| Estimated principal and interest | $1,433 | $1,337 |
| Property taxes (monthly) | $290 | $290 |
| Insurance (monthly) | $110 | $110 |
| Total monthly payment | $1,833 | $1,737 |
| Monthly rent | $2,100 | $2,100 |
| DSCR | About 1.15x | About 1.21x |
A good way to compare lenders is to send each one the same questions about the same property and see who answers clearly.
LendingStreet's answers are short: up to 75% LTV on cash-out, a 1.0x standard DSCR minimum with sub-1.0 options, seasoning that varies by program (we confirm it for your file before you apply), LLCs welcome, a timeline driven mainly by appraisal and title that we lay out at the start, and loans from $150,000 with no stated maximum, with leverage on large balances and 5-8 units that varies by program.
Send the address, value estimate, payoff, leases, tax bills and your rental license. We will run the ratio at a few loan amounts and come back with clear options. Get a quote with the form below or call (877) 298-1001.
LendingStreet is our top pick, thanks to rent-based approval, cash-out up to 75% LTV, LLC borrowing and 30-year terms on 1-8 unit rentals.
Yes. We lend across Pennsylvania, including Philadelphia, Pittsburgh, the Lehigh Valley, Harrisburg, Lancaster and Scranton, and in all 50 states and DC.
No. The transfer tax applies when a deed transfers in a sale. A cash-out refinance carries recording, title, settlement and appraisal costs.
A current rental license is required to rent legally in Philadelphia, and underwriting may ask for it. Have it and any lead-safe certificates ready.
Up to 75% of the appraised value, minus your payoff and closing costs, as long as the rent covers the new payment at the program's minimum.
Sub-1.0 DSCR programs exist, or a slightly smaller loan can lift the ratio. We will show you both.
Seasoning varies by program. Share your purchase date and rehab details and we will confirm what applies.
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