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Brentwood is breaking ground on a $155 million East County Service Center, signaling infrastructure investment that draws investors seeking stable rental demand.
Investor loans in Brentwood require strong financials and clear rental income documentation. Lenders focus on debt-service coverage ratio (DSCR) — the property's monthly rent must cover the loan payment plus taxes and insurance.
700+
Minimum FICO
20-25%
Down Payment
1.2-1.5
DSCR Required
30-45 days
Closing Timeline
+0.5-1.0%
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Investor Loans in Brentwood
Investor loans typically require 700+ FICO, 20-25% down payment, and a minimum DSCR of 1.2 to 1.5 depending on the lender. The property's rental income must support the loan payment after accounting for taxes, insurance, and HOA fees.
Contra Costa County's median household income of $125,727 means typical rental properties here generate $2,000 to $3,500 monthly. That income stream is what qualifies the loan, not your personal W-2 income alone.
Local decision guide
Use this guide to connect investor loans eligibility, lender expectations, and local market factors before comparing payment options in Brentwood.
Brentwood is breaking ground on a $155 million East County Service Center, signaling infrastructure investment that draws investors seeking stable rental demand.
Investor loans in Brentwood require strong financials and clear rental income documentation. Lenders focus on debt-service coverage ratio (DSCR) — the property's monthly rent must cover the loan payment plus taxes and insurance.
Investor loans typically require 700+ FICO, 20-25% down payment, and a minimum DSCR of 1.2 to 1.5 depending on the lender. The property's rental income must support the loan payment after accounting for taxes, insurance, and HOA fees.
Investor loans are tighter than owner-occupied mortgages. Most California lenders require full tax returns, rental agreements, and bank statements showing reserves.
Closing timelines run 30-45 days for investor loans. Underwriting scrutinizes the property's income potential and your reserves more carefully than a primary residence. Rates typically run 0.5-1% higher than conventional owner-occupied loans.
Investor loans make sense in Brentwood when the property's rental income covers 1.25x the monthly payment. Below that DSCR, the deal doesn't pencil — no lender will touch it. The county's $125,727 median income supports solid rental demand.
The real advantage is portfolio diversification. If you own your primary home and want to add a rental property, investor loans let you keep your owner-occupied mortgage separate. That protects your primary residence from rental-property liability.
Investor loans differ from owner-occupied mortgages in one critical way: lenders care about the property's income, not just your personal income. An owner-occupied loan qualifies on your W-2s and credit.
No-ratio financing is gaining traction when current rents don't support standard DSCR thresholds. Instead of proving 1.25x coverage, some lenders let you state the expected rent and move forward with less documentation.
The $155 million East County Service Center under construction in Brentwood signals sustained regional growth. County infrastructure investment typically strengthens rental demand as the area attracts workers and families seeking affordable housing relative...
Brentwood's position in Contra Costa County makes it attractive for buy-and-hold investors. The county's median household income of $125,727 supports rents that cover investor loan payments while building equity over time.
Most lenders require 1.2 to 1.5 DSCR. That means the property's monthly rent must cover 120-150% of your total loan payment, taxes, insurance, and HOA fees. Stronger DSCR opens better rates.
Yes, no-ratio financing allows stated rent when current leases don't support standard DSCR. You'll pay a higher rate and provide more reserves, but documentation is lighter. Call for current no-ratio pricing.
Plan on 20-25% down. Some lenders accept 15% with strong DSCR and reserves, but 20% is the market standard. The larger down payment protects the lender and improves your loan terms.
Yes, 700 FICO is the typical floor for investor loans. Some lenders go to 680 with compensating factors like strong reserves or high DSCR, but 700+ is standard. Owner-occupied loans are more flexible.
Expect 6-12 months of PITI (principal, interest, taxes, insurance) in liquid reserves. Lenders want proof you can cover the payment if the property sits vacant. Stronger reserves improve approval odds.