Washington, DC investors often buy a tired rowhouse with short-term money, convert or renovate it, and lease it up. The last step is the one that decides long-term returns: replacing that short-term loan with permanent financing the rent can carry.
In short: Our top pick for a DSCR rate-and-term refinance in DC is LendingStreet. We qualify the loan on the property's rent with no W-2s or tax returns, lend to LLCs as standard, and offer 30-year terms with up to 80% LTV on some rate-and-term programs. That combination fits the District's mix of rowhouse conversions, condos and small 2-4 unit buildings, where investors are usually refinancing out of a renovation loan or a bank note with a balloon.
LendingStreet is built for investors who want to move a rental out of short-term or awkward debt and into a long-term loan that the property itself supports. A DSCR rate-and-term refinance pays off the existing loan, can roll in closing costs, and replaces it with a loan of up to 80% LTV on some programs, with 30-year terms available.
In the District, that usually means a renovated rowhouse in Petworth, Brookland or Trinidad, a two-unit conversion east of the river, or a small walk-up in Columbia Heights. Each one is a business-purpose loan on non-owner-occupied property.
LendingStreet fits investors who have finished the work, have leases in place and want one long-term payment instead of a looming maturity date. To see your numbers, get a quote with the form below or call (877) 298-1001.
Well-known DSCR refinance lenders include CoreVest, Dominion Financial, LendingOne, Lima One, New Silver and RCN Capital. Compared scenario by scenario for investors in Washington, DC, 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. |
Prices in the District are high relative to rents, so many investors use renovation or bridge financing to buy, add value and then refinance on the improved value. Others hold rentals on bank portfolio loans that reset or balloon after five or seven years.
Either way, the refinance has to work on the rent. A DSCR loan looks at whether the monthly rent covers principal, interest, taxes, insurance and any condo or HOA dues. On a lower-priced two-unit, that math usually works. On a high-priced single-family rowhouse, the ratio can be tight, which is where sizing the loan carefully matters.
DC investors typically weigh a local bank, a hard money lender that funded the rehab, or a long-term DSCR lender. Here is how they line up on a refinance.
Banks and credit unions can be a fine fit for borrowers with simple tax returns and a single property. Hard money lenders do a good job on speed. For a long-term refinance of a rental, though, the DSCR structure is what lines up with how investors actually earn.
| What investors need | LendingStreet | Typical local bank or credit union | Typical hard money lender |
|---|---|---|---|
| Qualify on rent, not tax returns | Yes, on the property's rent | Often requires tax returns and personal income | Asset-based, but not built for long-term holds |
| Long-term payment | 30-year terms available | Often shorter terms or balloons; varies | Usually short-term only |
| Max LTV on rate-and-term | Up to 80% on some programs | Varies by bank | Not designed for permanent refinances |
| LLC borrowers | Standard | Varies; some lend to individuals only | Usually allowed |
| Loan size | From $150,000, no stated maximum | Often limited by local lending caps | Varies |
| Where they lend | All 50 states and DC | Usually a local footprint | Often one region |
Rowhouses dominate the District's rental stock. Neighborhoods such as Petworth, Brightwood, Brookland, Eckington, Trinidad and Hill East have long been popular for renovations and two-unit conversions, where a basement unit or an upper flat adds a second rent.
East of the Anacostia River, Congress Heights, Hillcrest and Fairlawn offer lower entry prices and steady demand for long-term leases. Condo rentals are common in Navy Yard, NoMa and along 14th Street, where the HOA budget and the building's master policy become part of the review.
Many larger older apartment buildings in DC fall under rent stabilization, while some small landlords qualify for exemptions. Rules are detailed, so confirm how they apply to your building with the city's housing agencies before you count on a rent increase.
Rentals in the District need a Basic Business License for rental housing, and the city expects inspections and registration to be current. Have the license ready, because a lender's title and appraisal review will ask about it.
DC's residential property tax rate is moderate compared with many states, but bills are based on assessed values that can jump after a renovation. Investors do not get the homestead deduction. Recordation taxes can apply to a new deed of trust, so ask your title company how they apply to your refinance and include them in your closing costs.
Condo dues and special assessments count in the payment. Insurance on attached rowhouses is often reasonable, but older homes with original wiring or roofs can cost more to insure.
This example is illustrative and not a quote. An investor bought and renovated a two-unit rowhouse with a short-term rehab loan. The work is done, both units are leased for a combined $4,500 a month, and the appraisal comes in at $640,000. The payoff on the rehab loan is $455,000, and its interest-only payment is about $4,360 a month.
The new DSCR loan pays off the rehab loan and rolls in $15,000 of closing costs, for a loan of $470,000, or 73.4% LTV. Estimated principal and interest on a 30-year term is about $3,127. Adding taxes of $453 and insurance of $165, the total payment is about $3,745, for a DSCR of about 1.20x, comfortably above the 1.0x standard minimum.
| Item | Amount |
|---|---|
| Appraised value | $640,000 |
| Payoff of existing loan | $455,000 |
| Estimated closing costs rolled in | $15,000 |
| New DSCR loan amount | $470,000 |
| Loan-to-value | 73.4% |
| Monthly rent | $4,500 |
| Estimated principal and interest (30-year) | $3,127 |
| Property taxes (monthly) | $453 |
| Insurance (monthly) | $165 |
| Total monthly payment | $3,745 |
| DSCR | 1.20x |
Before you lock in any refinance, ask every lender the same questions so you are comparing like with like.
Here is how LendingStreet answers those questions:
| Question | LendingStreet |
|---|---|
| Max LTV | Up to 80% on rate-and-term on some programs; varies by program |
| DSCR minimum | 1.0x standard; sub-1.0 programs available |
| Seasoning | Varies by program; we will tell you up front |
| LLC borrowing | Standard |
| Closing timeline | Depends mostly on appraisal and title; a complete file moves fastest |
| Large balances | From $150,000 with no stated maximum; larger loans get more review |
Seasoning is how long you must own the property, or how long since a renovation was finished, before a lender will refinance on the new appraised value. It varies by program, so ask early. Start the refinance well before your current loan matures, because extensions on short-term debt can be costly.
In DC, permit close-out and the rental license can take time after a renovation. Get both finished before you order the appraisal so the file is clean.
A complete file gets a faster, clearer answer. Gather these items, then get a quote with the form below or call (877) 298-1001.
We will run the ratio for your DC rental at a few loan amounts and show you where it lands.
Our top pick is LendingStreet. We qualify on the property's rent with no W-2s or tax returns, lend to LLCs as standard, offer 30-year terms and go up to 80% LTV on some rate-and-term programs. Get a quote with the form on this page.
Yes. We lend in all 50 states and DC, including rowhouses, condos and 2-8 unit rentals across all eight wards, on non-owner-occupied investment property.
Yes, once the work is complete, the units are leased and permits are closed out. The appraisal will value the finished property, and the loan is sized on the combined rent.
Many do. We review the HOA budget, dues and the building's insurance, and the dues count in the payment when we figure the ratio.
It can affect the rent the appraiser uses and any future increases. Confirm whether your building is covered or exempt, and bring current leases.
Sub-1.0 DSCR programs exist, or you can lower the loan amount. We can show both options side by side.
Rate-and-term pays off existing debt and closing costs with no meaningful cash back. Cash-out goes up to 75% LTV and returns equity to you.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
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