In California, a refinance does not reset your property tax base. That makes rate-and-term refinancing one of the cleaner moves an investor can make here, as long as the rent, the insurance and the local rent rules support the new payment.
In short: Our top pick for DSCR rate-and-term refinancing in California is LendingStreet. We refinance 1-8 unit rentals from San Diego to Sacramento on the property's rent, with no W-2s or tax returns, which suits investors whose returns show heavy depreciation. Loans start at $150,000 with no stated maximum, leverage reaches up to 80% LTV on some programs and larger balances are reviewed case by case.
When a short-term loan is coming due on a California rental, the goal is simple: pay it off with a long-term loan the rent can carry. That is what our DSCR rate-and-term refinance is built for. We qualify the loan on the property's rent, not your personal income, and LLC borrowers are standard.
The investors who get the most from it are the ones with a leased property and a deadline: a hard money maturity, a bridge extension fee on the horizon or a bank note set to balloon. A rent-based approval removes the income paperwork that often slows those files down.
Loans start at $150,000 with no stated maximum, leverage goes up to 80% LTV on some programs, and 30-year terms are available. To see your numbers, call (877) 298-1001 or use the form below.
Well-known DSCR refinance lenders include CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Compared scenario by scenario for investors in California, LendingStreet comes out as the stronger choice, and one application covers it.
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. |
Coastal values are high relative to rent, so many California investors focus on the Central Valley and Inland Empire: Fresno, Bakersfield, Stockton, Modesto, Sacramento, Riverside and San Bernardino. Duplexes, triplexes and fourplexes are common targets there, often bought or repaired with bridge money and refinanced once leased.
In Los Angeles, San Diego and the Bay Area, rate-and-term refinances are often larger balances on small multifamily or higher-value homes, replacing a bridge loan or a bank note. Larger balances get more review, and max LTV can be lower.
For a rate-and-term refinance, the alternatives in California are usually a local bank or credit union, a national online DSCR lender or a private lender. Hard money is usually what you are leaving. The table compares them on the terms that decide a refinance.
Banks and credit unions often want full income documentation and may cap the number of investor loans they hold. Online DSCR lenders and private lenders vary. What sets LendingStreet apart is the combination: rent-based approval, LLC borrowing as standard, leverage up to 80% LTV on some programs and short-term loans in-house for the next deal.
| Refinance need | LendingStreet | Typical bank | Typical hard money or private lender |
|---|---|---|---|
| Qualifies on | The property's rent (DSCR) | Often personal income and tax returns | The property and a short exit |
| Loan term | 30-year terms available | Varies; balloons are common on investor loans | Usually short-term only |
| Rate-and-term leverage | Up to 80% LTV on some programs | Varies | Not built for a long-term refinance |
| LLC borrowers | Standard | Varies | Common |
| Loan size | From $150,000, no stated maximum | Varies by institution | Varies |
| Where they lend | All of California, plus all 50 states and DC | Often a local footprint | Often local |
Under Proposition 13, the tax base is set at purchase and grows slowly each year, and a refinance is not a change of ownership, so it does not trigger reassessment. Base rates start around 1% of assessed value, plus local bonds and assessments. The documentary transfer tax applies to sales, not refinances.
Statewide, the Tenant Protection Act limits annual rent increases on many older units and adds just-cause eviction rules, and cities such as Los Angeles, San Francisco and Oakland have stricter local rent control. Underwrite on current rents. Wildfire risk has made insurance harder to find in many areas, so get a quote before you apply.
This example is illustrative and not a quote. A Fresno investor owns a fourplex bought with a bridge loan. All four units lease at $1,550, for $6,200 a month. The payoff is $540,000, and $8,000 of costs rolls into a new loan of $548,000, about 76% of the $720,000 value. Estimated principal and interest over 30 years is about $3,646. With $760 in property taxes and $300 in insurance, the payment is about $4,706. DSCR is about 1.32x, comfortably above the 1.0x standard minimum.
| Item | Amount |
|---|---|
| Current loan payoff | $540,000 |
| Closing costs rolled in | $8,000 |
| New DSCR loan | $548,000 |
| Appraised value | $720,000 |
| Loan-to-value | About 76% |
| Estimated principal and interest | About $3,646 |
| Taxes, insurance | $1,060 |
| Total monthly payment | About $4,706 |
| DSCR at $6,200 rent | About 1.32x |
If you just need to retire the current loan, rate-and-term is usually the simpler path. Our programs reach up to 80% LTV on some files, versus 75% for cash-out. If you also want equity back, compare the two side by side.
Seasoning requirements vary by program, and they matter most when the property's value has risen since purchase. We tell you up front which value we can use.
One practical tip: ask your current lender for a written payoff statement early, and check whether it charges an extension fee if the loan runs past maturity. Knowing both dates keeps the refinance on schedule.
Much of the state's small multifamily dates from the 1950s through the 1980s, and some cities have seismic retrofit rules for certain older buildings, along with rental registration and inspection programs. Confirm what applies to your address.
For high-value homes and buildings, our jumbo DSCR programs cover roughly $1.5M to $5M+ on 1-8 unit rentals. Expect more review, possibly lower leverage, and a closer look at rent support. 5-8 unit buildings are residential DSCR loans with us; 9+ units go to our commercial team.
A good refinance lender answers these clearly and up front. Here are the questions, followed by our answers.
Send the address, payoff, rents, current tax bill and an insurance quote. We will size the loan and return options, including jumbo DSCR where it fits. Get a quote with the form below or call (877) 298-1001.
LendingStreet is our top pick. We refinance 1-8 unit California rentals on rent, with no tax returns, no stated maximum loan size and up to 80% LTV on some programs.
Yes. We lend throughout California, including Los Angeles, San Diego, Sacramento, Fresno and the Inland Empire, and in all 50 states and DC.
Generally no. A refinance is not a change of ownership under Proposition 13, so it does not trigger reassessment.
It limits how fast rent can rise, so we underwrite on current rents. Check whether your units fall under state or local rules.
Insurance is required. Start shopping early, especially in wildfire areas.
Yes. Our jumbo DSCR programs cover larger balances, with more review and possibly lower leverage.
The minimum is 620.
Yes. LLC borrowers are standard, and 2-4 unit buildings qualify on combined rent.
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