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Fountain Valley attracts retirees, tech executives, and business owners — people with real wealth and no W-2. Asset depletion loans exist exactly for this borrower profile.
Orange County's high home prices demand creative qualification strategies. If your assets can cover the loan, traditional income docs shouldn't stop you.
680 (typical)
Min Credit Score
60–90 days
Asset Seasoning
None (assets only)
Income Docs Required
Non-QM
Loan Type
Up to 30–40%
Retirement Haircut
Lenders divide your eligible liquid assets by a set number of months — often 360. That figure becomes your qualifying monthly income.
Eligible assets typically include checking, savings, brokerage, and retirement accounts. Illiquid assets like real estate equity usually don't count.
Most retail banks won't touch asset depletion. This is a non-QM product, so you need lenders who specialize in it — and there are real differences between them.
At SRK CAPITAL, we work with 200+ wholesale lenders. Several run strong asset depletion programs with distinct formulas, credit overlays, and asset eligibility rules.
The formula matters more than the rate sheet. One lender counts 100% of your brokerage assets. Another haircuts equities by 30%. That gap changes your qualifying income dramatically.
Borrowers often come in thinking their portfolio is enough — and it is. But structuring which accounts to use and in what order can push the deal from borderline to clean approval.
Bank statement loans work well if you run a business with consistent deposits. Asset depletion is better when your income is irregular or mostly investment-based.
DSCR loans are built for rental income. Asset depletion is built for personal purchases where the wealth is in a portfolio, not a property.
Fountain Valley sits in one of Orange County's more stable residential corridors. Buyers here tend to be established — long careers, strong portfolios, and clear debt-free wealth.
That borrower profile fits asset depletion well. The challenge is matching the right lender formula to the specific asset mix each buyer brings to the table.
Checking, savings, brokerage, and retirement accounts generally qualify. Real estate equity and business assets typically do not count toward the calculation.
Lenders divide your eligible assets by the loan term in months. That number becomes your qualifying monthly income for underwriting purposes.
Most lenders want 680 or higher. Better credit improves your rate and expands your lender options significantly. Rates vary by borrower profile and market conditions.
Yes, but lenders often apply a haircut — typically 30 to 40% — to account for taxes and early withdrawal penalties. Exact treatment varies by lender.
Asset depletion still requires full asset documentation. You're not stating income — you're converting verified assets into a calculated income figure.
Most lenders require 60 to 90 days of account seasoning. Recent large deposits or transfers will get scrutinized and may not be counted.
Asset Depletion Loans in Fountain Valley