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Dos Palos sits in the heart of Merced County's agricultural corridor. Properties here often don't fit the neat boxes that conventional lenders prefer.
Portfolio ARMs exist precisely for situations like this. The lender keeps the loan in-house instead of selling it — so they set their own rules.
620 typical
Min Credit Score
20–30% typical
Down Payment
5, 7, or 10 years
Fixed Period Options
Non-QM
Loan Type
Adjustable after fixed
Rate Structure
Portfolio ARMs in Dos Palos
Portfolio ARMs don't follow Fannie Mae or Freddie Mac rules. Each lender writes its own credit, income, and property standards.
Most portfolio lenders want at least a 620 credit score. Some go lower if you bring a strong down payment — often 20–30%.
Local decision guide
Use this guide to connect portfolio arms eligibility, lender expectations, and local market factors before comparing payment options in Dos Palos.
Dos Palos sits in the heart of Merced County's agricultural corridor. Properties here often don't fit the neat boxes that conventional lenders prefer.
Portfolio ARMs exist precisely for situations like this. The lender keeps the loan in-house instead of selling it — so they set their own rules.
Portfolio ARMs don't follow Fannie Mae or Freddie Mac rules. Each lender writes its own credit, income, and property standards.
Big retail banks rarely offer true portfolio ARMs. You find them at credit unions, community banks, and through wholesale lenders.
HousingWire flagged a shift in ARM demand as 30-year fixed rates hit 6.57%. More borrowers are looking hard at adjustable options right now. Rates vary by borrower profile and market conditions.
Portfolio ARMs shine when the property is unusual — rural land, mixed-use, or ag-adjacent residential. Those deals die fast at conventional lenders.
The adjustable rate is the tradeoff. You get flexibility on the front end, but you need a plan for when the rate adjusts — whether that's selling, refinancing, or absorbing the payment change.
A DSCR loan works better if your property generates rental income. Lenders qualify you on the rent, not your personal income.
Bank statement loans are the move for self-employed borrowers with messy tax returns. Portfolio ARMs are about property and flexibility — not just income documentation.
Dos Palos has a mix of residential, agricultural, and rural properties. Standard appraisals often come in complicated when land use is mixed.
Portfolio lenders are more comfortable with rural Merced County deals. They don't have to defend the loan to a secondary market investor.
The lender keeps the loan instead of selling it. That means they can bend their own rules on credit, income, and property type.
Some portfolio lenders will consider ag or mixed-use properties. It depends on the lender — this is exactly where shopping 200+ lenders matters.
Common structures are 5/1, 7/1, or 10/1 ARMs. The first number is years at a fixed rate before adjustments begin.
Yes. They don't follow the federal Qualified Mortgage rules. That's the source of their flexibility — and why fewer lenders offer them.
Most lenders start at 620, but requirements vary. A larger down payment can offset a lower score with some portfolio lenders.
Often yes, especially for short hold periods. Investors who plan to sell or refinance within 5–7 years can benefit from the lower initial rate.