Tucson single-family rentals are spread across a wide valley, from midtown ranches near the university to newer subdivisions in Rita Ranch, Vail and Marana. Investors who own several of them often have as many loans, servicers and HOA accounts. A blanket loan brings the houses under one note while keeping each one releasable.
In short: LendingStreet offers blanket portfolio loans in Tucson for investors with five or more rental properties, each 1 to 8 units, qualified on the portfolio's combined cash flow. You get one closing, one payment, portfolio pricing and release provisions so a single house can be sold without refinancing the rest. Qualification is based on rent, not tax returns, with a 620 minimum credit score and LLC borrowers welcome.
Tucson's rental market is mostly single-family homes, and many investors built portfolios by adding one house a year. By the fifth or sixth, managing separate loans becomes a chore, and pulling equity out means refinancing each house on its own. A blanket loan lets you refinance the group at once, take cash out where the numbers support it, and have one payment going forward.
It also helps when buying. Package sales from investors who are retiring or moving capital elsewhere come up in Tucson, and financing the whole group in one closing makes an offer stronger.
For owners who have been self-managing scattered houses, consolidation is also a good moment to hand the portfolio to a property manager. One loan, one escrow account and one set of statements make it easier for a manager to report cleanly, and easier for you to see which houses carry the portfolio and which drag on it.
Most portfolios we see combine these areas:
The loan is sized on combined rent divided by the combined payment for principal, interest, taxes, insurance and HOA dues. The standard minimum is 1.0x, and sub-1.0 programs exist for some files. Each house needs its own valuation, which sets its allocated share of the loan. Lenders look at vacancy and condition across the pool, and an older midtown home with a failing roof or cooling system can affect the whole file.
Arizona requires residential rental properties to be registered with the county assessor, so confirm that every house in the pool is registered with Pima County. Make sure leases, HOA statements and insurance declarations are current for each property.
This example is illustrative and not a quote. An investor owns six rentals worth a combined $2,080,000 and takes cash out at 75% of value, a loan of $1,560,000.
Estimated principal and interest on a 30-year schedule is about $10,642 a month. Taxes of $1,295, insurance of $585 and HOA dues of $150 across the newer homes bring the total to about $12,672. Rent of $13,100 gives a portfolio DSCR of about 1.03x.
If the investor takes a smaller loan at 70%, about $1,456,000, the ratio improves to about 1.10x. That is the usual trade-off with a Tucson portfolio: Arizona taxes and insurance are moderate, so the main question is how much cash you want out versus how much cushion you want left.
| Property | Value | Rent |
|---|---|---|
| Midtown ranch | $345,000 | $2,150 |
| Rita Ranch single-family | $360,000 | $2,250 |
| Marana single-family | $385,000 | $2,350 |
| Vail single-family | $370,000 | $2,300 |
| Drexel Heights single-family | $290,000 | $1,950 |
| Casas Adobes single-family | $330,000 | $2,100 |
| Total | $2,080,000 | $13,100 |
Suppose the investor sells the Drexel Heights home. Its allocated share of the loan is about $217,500. If the documents set the release at 115% of the allocated amount, about $250,125 from the sale goes to the loan, and the house comes off while the other five stay financed. Release terms vary by program and are set at closing. Arizona does not charge a real estate transfer tax, which keeps sale costs lower than in many states.
Arizona caps annual growth in limited property value at 5%, which keeps tax increases gradual on long-held rentals. Insurance is generally moderate, though homes near washes or in flood zones cost more. Many newer subdivisions have HOAs with dues and leasing rules; dues count in the payment, and some associations require tenant registration or set minimum lease terms.
Insurance on older midtown homes depends on roof type and age, electrical panels and plumbing. Flat and low-slope roofs are common in Tucson and age quickly under the desert sun, so a portfolio with several original roofs may face higher premiums or carrier questions. Replacing the worst ones before you refinance can improve both the appraisal and the policy.
Many Tucson investors also own rentals in Phoenix-area cities like Mesa, Glendale or Casa Grande. Those can be included in the same blanket. If you own rentals in other states, ask about our multi-state program, which allows properties in more than one state on some programs.
Send a property list with addresses, values, rents, lease status, taxes, insurance and HOA dues through the form below, or call (877) 298-1001. Note any house that is vacant, listed for sale or needs major work, so we can tell you early whether it belongs in the pool. Our investor loans are business-purpose loans on non-owner-occupied property.
Five or more investment properties, each 1 to 8 units.
Yes. Properties across Arizona can be combined, such as homes in Mesa, Glendale or Casa Grande, and some programs allow properties in other states too.
Arizona requires residential rental property to be registered with the county assessor.
Up to 75% LTV on standard programs, subject to seasoning that varies by program.
Yes. HOA dues are part of the payment used to calculate DSCR, so a pool with many HOA homes needs a little more rent to reach the same ratio.
You pay the release amount in your loan documents when you sell a property, and it comes off the loan.
No. The portfolio's rent does the qualifying, with a 620 minimum credit score. You will provide leases, insurance, tax and HOA figures for each house instead.
It depends. A blanket gives one payment and one closing, while separate loans keep each house independent and can be simpler to sell. Our comparison page explains the trade-offs in detail.
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