Jacksonville investors often build portfolios one modest house at a time: a block home in Cedar Hills, a ranch in Arlington, a newer build off Oceanway. By the fifth or sixth loan, the paperwork, the separate insurance renewals and the scattered payment dates start to cost real time.
In short: LendingStreet's blanket portfolio loans combine five or more Jacksonville-area investment properties, each 1 to 8 units, into one loan with one closing and one monthly payment. The loan qualifies on the portfolio's combined cash flow rather than property by property, release provisions let you sell one house without refinancing the rest, and portfolio pricing applies. Properties can sit in Duval, Clay, St. Johns or Nassau counties, and on some programs in more than one state.
Jacksonville's single-family rental stock is large and relatively affordable for Florida, so many investors hold several houses in the $180,000 to $300,000 range rather than one large building. At those prices, individual loans can bump into the $150,000 minimum loan size once you apply leverage, and each one carries its own closing costs.
A blanket loan lets the stronger houses carry the weaker ones. A newer Northside home with a low insurance bill can offset an older Westside house with a higher premium, as long as the portfolio as a whole clears the ratio.
Portfolios here usually mix several submarkets, each with a different tenant base and cost profile. Knowing which is which helps you predict how the combined ratio will look.
| Area | Typical rental | What to watch |
|---|---|---|
| Arlington and Regency | 1960s-1970s ranches | Roof and plumbing age; insurance |
| Westside: Cedar Hills, Normandy, Ortega Hills | Concrete block homes | Older systems; tenant turnover |
| Northside: Oceanway, Garden City | Newer construction | HOA leasing rules; CDD assessments |
| Springfield and Brentwood | Historic homes and duplexes | Historic district review on exterior work |
| Orange Park and Middleburg (Clay County) | Suburban family homes | Separate county taxes; NAS Jacksonville tenants |
| Mandarin and Southside | Higher-priced homes and townhomes | HOA approval and minimum lease terms |
Instead of testing each house against its own payment, the lender adds up the rents and compares them with the combined payment on the blanket loan: principal and interest plus every property's taxes, insurance and HOA dues. The standard minimum is 1.0x, and sub-1.0 programs exist for portfolios that need them.
Leverage is set on the combined value. Purchase financing goes up to 80% LTV and cash-out up to 75% on DSCR programs, though large or mixed portfolios can carry lower maximums that vary by program.
This example is illustrative and not a quote. An investor owns six rentals across Duval and Clay counties, including a Springfield duplex, and wants to refinance them into one loan.
The combined value is $1,525,000 and combined rent is $12,000 a month. At 70% of value, the blanket loan is $1,067,500. Estimated principal and interest on a 30-year loan is about $7,102. Taxes add $2,010 and insurance $1,035, for a total payment of about $10,147. Portfolio DSCR is about 1.18x.
| Area | Property | Value | Monthly rent |
|---|---|---|---|
| Arlington | 3-bed ranch | $215,000 | $1,750 |
| Arlington | 3-bed ranch | $225,000 | $1,800 |
| Westside (Cedar Hills) | 3-bed block home | $195,000 | $1,650 |
| Northside (Oceanway) | 4-bed newer build | $290,000 | $2,150 |
| Orange Park (Clay County) | 3-bed home | $260,000 | $1,950 |
| Springfield | Duplex | $340,000 | $2,700 |
| Total | 6 properties, 7 units | $1,525,000 | $12,000 |
Jacksonville investors often prune a portfolio over time, selling an older Westside house to fund a newer one. A release clause sets how much of the loan must be paid down to remove one property from the blanket lien, often an allocated amount plus a premium over that property's share.
After the release, the remaining properties still need to support the remaining balance. Ask how release amounts are set before you close, not when a buyer is waiting.
Each property carries its own tax bill. Investment homes do not get Florida's homestead exemption or the Save Our Homes cap; they are capped at 10% a year on non-school assessed value and reset after a sale. Newer subdivisions on the Northside and in St. Johns County often add a community development district (CDD) assessment.
Insurance is the other line that moves. Roof age, wind mitigation features and flood zones near the St. Johns River and its tributaries can change premiums a lot from one house to the next. A blanket loan does not require one master policy, but every property needs adequate coverage.
Jacksonville's rental demand leans on a few big employers: the Navy at NAS Jacksonville, Naval Station Mayport and Kings Bay just over the Georgia line, the port at JAXPORT, hospital systems such as Mayo Clinic, Baptist and UF Health, and a large logistics and back-office workforce along the I-295 beltway. Military households tend to rotate on predictable orders, which can bunch move-outs into the summer months.
On a single-property loan, one vacancy can make the payment feel heavy. On a blanket loan the lender looks at the whole rent roll, so a turnover in one Orange Park house does not change the structure of the loan. Still, keep reserves sized to the portfolio, and stagger lease end dates where you can so several houses do not turn at once.
When you add properties later, the existing blanket loan does not automatically expand. New purchases are usually financed separately and can be folded into a future portfolio refinance.
Separate loans keep each property independent, which can help if you plan to sell several houses soon. A blanket loan trades some of that flexibility for one closing, one payment and portfolio pricing. Investors who plan to hold most of the pool for years usually benefit most. Our comparison guide walks through the tradeoffs.
Our investor loans are business-purpose loans on non-owner-occupied property. Send a schedule of properties with addresses, values, rents, taxes, insurance and any existing loans. The team will run the portfolio ratio, flag any property that drags it down and suggest a structure. Call (877) 298-1001 or use the form below, and see our Florida blanket loan page for statewide context.
Five or more investment properties, each with 1 to 8 units. They can be spread across Duval and nearby counties.
Yes. Properties do not have to be in the City of Jacksonville. On some programs they can even be in more than one state.
The portfolio qualifies on combined cash flow, so a stronger property can offset a weaker one as long as the total clears the program minimum.
Yes. Release provisions let you pay down an agreed amount to remove one property. Confirm how release amounts are set before closing.
Yes. CDD and HOA charges are part of each property's carrying cost and are included in the combined payment.
Yes. Cash-out goes up to 75% LTV on DSCR programs, sometimes lower on large portfolios. Seasoning rules vary by program.
Portfolio pricing and one set of closing costs often help, but it depends on the portfolio. Compare both structures before deciding.
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