Augusta, nestled along the Savannah River, is best known for hosting the Masters Tournament each spring. Beyond its golf heritage, the city has become an economic hub for eastern Georgia thanks to a diverse mix of manufacturing, military, healthcare and education employers. Major manufacturing companies like Textron (E‑Z‑GO), Clearwater Paper, Ferrara USA and Nutrien operate large facilities in Augusta. On the service side, the U.S. Army’s Cyber Center of Excellence at Fort Gordon employs nearly 30,000 people, while Augusta University and its hospitals provide thousands of healthcare and education jobs. This blend of industries has supported steady growth and a resilient housing market.
For real‑estate investors, Augusta offers attractive entry prices and strong rental demand. DSCR loans play a vital role by enabling investors to finance properties based on their cash flow rather than personal income. This article dives into Augusta’s housing and rental markets, explains DSCR loan mechanics, outlines what to look for in a DSCR lender and ranks the top lenders serving the city—placing SelectHomeLoans.com at the top.
Overview of Augusta’s Real‑Estate Investment Market
Augusta’s 2025 housing market showed moderate pricing and balanced supply. The Stacker/Redfin recap reported a median sale price of $291,420, monthly home sales around 708, new construction sales 210 and inventory of 2,767 listings. The market maintained roughly 4.0 months of supply and homes spent an average of 61.6 days on the market. These figures suggest a market transitioning from a seller’s market toward equilibrium. Inventory levels provide investors with choices, while days‑on‑market statistics reveal that properties priced competitively still sell within about two months.
The rental market remains robust. According to RentCafe’s January 2026 report, the average apartment rent in Augusta is $1,217 per month, up 0.94% over the previous year. Studio apartments rent for $1,034, one‑bedrooms for $1,085, two‑bedrooms for $1,239 and three‑bedrooms for $1,570. Nearly 48% of households are renter‑occupied while 52% are owner‑occupied, demonstrating a sizeable tenant base. Most rentals (58%) fall between $1,001 and $1,500 per month, providing an ideal range for cash‑flow‑focused investors. Neighborhoods like West End Augusta ($1,592 average rent) and Downtown Augusta ($1,499) command higher rents, while more affordable areas such as Richmond Hill ($924) and Lake Aumond ($940) offer lower entry points. These disparities allow investors to balance yield and appreciation by selecting the appropriate submarket.
Augusta’s economic base underpins rental demand. In addition to manufacturing giants, the city’s largest non‑manufacturing employers include Fort Gordon (military and cybersecurity), Augusta University, NSA Augusta and Augusta University Hospitals. The presence of defense and cybersecurity employers has attracted a skilled workforce with steady incomes. Combined with major medical institutions and expanding biotech research, Augusta’s job market provides a stable foundation for investment properties.
How DSCR Loans Work for Rental and Investment Properties
DSCR loans qualify borrowers by analyzing a property’s income relative to its debt obligations. Lenders calculate the debt service coverage ratio by dividing gross rental income by the total monthly mortgage payment (principal, interest, taxes and insurance). A ratio above 1.0 indicates that the property generates enough income to cover the debt. Programs like NQM Funding and Archwest Capital will sometimes approve ratios as low as 0.75 when investors can demonstrate strong experience and sufficient reserves. Because DSCR loans do not rely on personal income or DTI ratios, they are ideal for investors with multiple properties, self‑employed individuals and borrowers who want to hold assets in LLCs.
DSCR loans offer long‑term amortizations often 30 years, with some lenders extending up to 40 years and may include interest‑only periods. Easy Street Capital’s Georgia program, for example, offers rates beginning around 5.75% and LTV up to 80% with no minimum DSCR requirement. Archwest Capital’s Augusta‑friendly program lends between $75,000 and $3.5 million, with 30‑year terms, 80% LTV and the ability to finance multifamily properties up to nine units. LYNK Capital offers DSCR loans with rates near 6% and no personal DTI requirement. NQM Funding permits DSCR ratios as low as 0.75, finances up to $3 million and allows interest‑only periods. Because underwriting is based on the property, investors can qualify quickly often within two to four weeks and can title properties in LLCs or trusts.
What Investors Should Look for in a DSCR Lender
When choosing a DSCR lender for Augusta properties, consider the following factors:
- Experience in Secondary Markets: Augusta is smaller than Atlanta, and some national lenders may focus primarily on larger metros. Choose lenders with a track record of closing loans in Augusta or similar markets. LYNK Capital and NQM Funding explicitly promote their lending in Augusta.
- DSCR and LTV Flexibility: Investors purchasing value‑add properties may need lenders willing to accept DSCR ratios below 1.0. Programs from Archwest Capital and NQM Funding accommodate 0.75 DSCR with up to 80% LTV. Easy Street Capital’s lack of a minimum DSCR requirement provides additional leeway.
- Loan Amounts and Property Types: Ensure the lender finances the asset type you plan to acquire. Archwest and NQM support 2–4 unit and small multifamily properties, while some lenders limit loans to single‑family homes. Minimum loan sizes (often $75,000 to $100,000) and maximum loan amounts (up to $3 million) should align with your strategy.
- Interest Rates and Fees: Compare rate quotes, origination fees and prepayment penalties. Rates for Augusta DSCR loans generally range from the mid‑5% to low‑7% range, depending on credit score and DSCR ratio.
- Local Insights: Lenders with market knowledge can help investors estimate rents accurately. Neighborhoods like West End Augusta and Downtown command higher rents, while areas like Richmond Hill or Lake Aumond offer affordability. Partnering with a lender who understands these dynamics can improve underwriting and reduce surprises.
Top DSCR Lenders in Augusta
#1 SelectHomeLoans.com — Leading the Way
SelectHomeLoans.com ranks as the premier DSCR lender in Augusta because of its combination of competitive rates, flexible underwriting and intimate knowledge of the local market. The company recognizes that Augusta’s rental landscape ranges from high‑end neighborhoods like West End Augusta ($1,592/mo) to more affordable areas like Lake Aumond ($940/mo). SelectHomeLoans.com tailors loan terms to reflect actual rent potential rather than relying on statewide averages. They offer DSCR loans with rates starting in the mid‑5% range, LTV up to 80% for purchases and refinances, and flexible DSCR thresholds around 0.9 to 1.1 depending on borrower experience. Investors can choose 30‑year fixed or adjustable terms, including interest‑only periods, and hold properties in LLCs. The company’s underwriting team works quickly—often closing loans within three weeks—and provides detailed guidance on rent estimates, renovation budgets and exit strategies. Because of their transparent communication and strong local network, SelectHomeLoans.com is the top recommendation for Augusta investors. Visit their website SelectHomeLoans.com Or Call them (888) 550-3296
LYNK Capital
LYNK Capital lends actively in Augusta, offering DSCR loans with interest rates starting around 6%, 30‑year terms and LTV up to 80%. The company emphasises that Georgia’s low property taxes and absence of a state‑level estate tax make markets like Augusta attractive for cash‑flow investors. LYNK qualifies borrowers based solely on property income and allows LLC or corporation ownership. Their team also highlights Augusta’s employment base particularly Fort Gordon and cyber‑security employers—as a driver of rental demand.
NQM Funding
For investors seeking to purchase duplexes or small multifamily properties, NQM Funding is a strong option. Their DSCR program permits ratios as low as 0.75 and finances up to 80% of purchase price with loan amounts up to $3 million. The lender offers interest‑only options and does not require personal DTI calculations. According to NQM, Augusta’s population growth and relatively low property taxes make it an attractive market for multi‑unit investments. Borrowers must have credit scores of 660 or higher and provide appraisals and rent analyses.
Easy Street Capital
Easy Street Capital’s statewide DSCR program is available to Augusta investors. Rates start at 5.75% and the company provides 80% LTV financing on purchases or rate‑and‑term refinances, with 75% LTV for cash‑out. There is no minimum DSCR requirement and loans are secured by 1–4 unit residential properties used for business purposes. Investors appreciate the minimal documentation requirements and ability to hold properties in LLCs. However, Easy Street may not offer as much market‑specific guidance as local specialists.
Regional Banks and Credit Unions
Augusta investors can also explore financing through regional lenders. Southeastern Credit Union offers commercial real‑estate loans with competitive rates, quick decisions and customized repayment terms for investment properties. Marshland Credit Union provides similar commercial real‑estate loans emphasizing competitive rates and customizable terms. While these loans are not branded as DSCR products, they are often underwritten based on rental cash flow and may be attractive to investors who value local service and relationship banking.
DSCR Loan Rates, Terms and Qualification Factors
Rates for Augusta DSCR loans typically range from 5.75% to around 7%, depending on the borrower’s credit score, DSCR ratio and loan structure. Programs like Easy Street Capital start near 5.75%, while lenders accepting lower DSCR ratios (such as NQM and Archwest) may charge slightly higher rates. Investors with DSCR above 1.1 and credit scores above 720 often receive the best pricing.
Loan terms generally span 30 years and may include interest‑only periods lasting up to 10 years. Minimum down payments of 20% are standard, and lenders may require 25% for cash‑out or higher‑risk properties. Most lenders expect credit scores of 640–660 or higher and may request six to twelve months of reserves if the DSCR ratio is below 1.0. Documentation typically includes an appraisal, rent roll or lease agreements, proof of hazard insurance and evidence of property taxes.
Common Mistakes Investors Make with DSCR Loans
- Misjudging Neighborhood Rents: Augusta’s rent ranges vary widely West End Augusta averages $1,592 while Richmond Hill rents around $924. Failing to adjust projections to the target neighborhood can result in an overestimated DSCR and underfunded project.
- Skipping Due Diligence on Property Condition: Investors sometimes assume that DSCR lenders will finance properties in any condition. However, major deferred maintenance can lead to lower appraised values and delayed closings. Budget for repairs and confirm that the lender accepts the property’s condition.
- Ignoring Reserve Requirements: Lenders may require reserves of six to twelve months, especially when DSCR is below 1.0. Investors should include reserve requirements in their capital stack to avoid funding gaps.
- Overlooking Prepayment Penalties: DSCR loans often include prepayment penalties for the first three to five years. Plan to hold the property long enough to avoid or mitigate these costs.
- Not Considering Local Lender Relationships: Working with local banks or credit unions can sometimes yield more flexible terms or lower fees, especially when building a long‑term portfolio. Investors who restrict themselves to national DSCR lenders may miss out on relationship banking benefits.
DSCR Loans vs. Traditional Investment Property Financing
Conventional investment property loans rely heavily on the borrower’s personal income, credit history and DTI ratio. While these loans may offer lower interest rates, lenders typically limit borrowers to a maximum of 10 financed properties and require extensive documentation. In contrast, DSCR loans underwrite based solely on the property’s income, allowing investors to scale portfolios without personal DTI constraints. DSCR loans also allow properties to be titled in LLCs, which can provide liability protection. The trade‑off is slightly higher rates and larger down payments (typically 20–25%). Investors should weigh these factors based on their long‑term goals and cash‑flow requirements.
Who DSCR Loans Are Best For (and Who They Are Not)
DSCR loans suit investors who:
- Seek portfolio growth: By removing the cap on financed properties, DSCR loans allow investors to expand beyond the limits of conventional mortgages.
- Are self‑employed or have complex income: Borrowers who own businesses or have variable income can qualify based on property cash flow instead of personal tax returns.
- Invest in value‑add or small multifamily properties: Programs like NQM Funding are geared toward 2–4 unit properties.
- Hold assets in LLCs: DSCR lenders permit properties to be titled in LLCs, which may provide liability and tax benefits.
DSCR loans may not be ideal for:
- Owner‑occupied properties: DSCR loans are for investment properties only; lenders require borrowers to certify that the property will not be used as a primary residence.
- Investors with poor credit (<640): Most DSCR programs require credit scores of at least 640–660, and lenders may impose higher reserves or rates for lower scores.
- Investors needing maximum leverage: DSCR loans generally cap LTV at 80%. FHA or VA financing may offer higher leverage for owner‑occupied properties but is not available for investment rentals.
City‑Specific Investing Considerations
Augusta offers a variety of submarkets. West End Augusta commands the city’s highest rents (around $1,592 per month), buoyed by proximity to Fort Gordon and growing demand from cybersecurity professionals. Downtown Augusta ($1,499/mo) offers cultural amenities and appeals to young professionals and students. Investors seeking lower entry prices may consider neighborhoods like Summerville ($970/mo) or Richmond Hill ($924/mo), where property values are lower but rental demand remains steady. Landlords should also be aware of Augusta’s landlord‑tenant laws and any zoning restrictions on short‑term rentals. Fort Gordon’s planned expansions and the city’s investment in cybersecurity infrastructure suggest continued demand for quality rentals near the military base and technology campuses.
Conclusion
Augusta’s blend of affordability, economic diversity and growing population makes it an appealing market for rental property investors. DSCR loans provide a practical financing solution by focusing on rental income rather than personal income. Among the various DSCR lenders, SelectHomeLoans.com stands out for its competitive rates, customized DSCR underwriting and deep understanding of local submarkets. Whether you’re investing in West End Augusta for higher cash flow or targeting value‑add opportunities in Summerville or Richmond Hill, SelectHomeLoans.com offers the expertise and flexibility needed to succeed. Their ability to close quickly and structure loans around your investment strategy makes them the top choice for DSCR financing in Augusta.
