Non-QM
DSCR (Investor Cash Flow) in Memphis, TN
Memphis is a city of 0.62 million people, and Custom Mortgage arranges DSCR (Investor Cash Flow) loans there and elsewhere in Shelby County, including Midtown and Cooper-Young. Memphis is priced well under the rest of Shelby County, with a median home value of $169,000 against $249,100 countywide (Census ACS 2020-2024 5-year). Shelby County's 2026 conforming limit, $832,750, is 4.9 times that median, so loan size seldom binds.
The Memphis median household income, $51,736, is 19% under the county's. Ownership is close to an even split, at 45% of occupied homes (54% countywide). The median home was built in 1970. Median gross rent is $1,181 a month.
DSCR (Investor Cash Flow) Highlights
- No personal income verification — qualify 100% on the property's rental income.
- Tax returns may not be required, W-2s, pay stubs, or employment verification required.
- Loan amounts from $100,000 to $5,000,000 for residential and commercial investment properties.
National Rate Index (Freddie Mac PMMS)
30-Year Fixed Rate
7.18%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
15-Year Fixed Rate
6.57%
as of 11/5/2026 · Freddie Mac PMMS · live · 2026-11-05
Rates are national averages and may differ from your actual rate. Contact us for a personalized quote.
Get Your Rate →Market-data snapshots: FHFA 2026 (live); HUD FYunavailable (bundled); Census ACS 2024 (bundled).
Shelby County at a glance
- Memphis median home value
- $169,000
- Source: Census ACS 5-year, Memphis city, Tennessee, 2020-2024
- Memphis median household income
- $51,736
- Source: Census ACS 5-year, Memphis city, Tennessee, 2020-2024
- Memphis owner-occupied homes
- 45%
- Source: Census ACS 5-year, Memphis city, Tennessee, 2020-2024
- Memphis median gross rent
- $1,181
- Source: Census ACS 5-year, Memphis city, Tennessee, 2020-2024
- Memphis median year built
- 1970
- Source: Census ACS 5-year, Memphis city, Tennessee, 2020-2024
- Conforming loan limit (1 unit)
- $832,750
- Source: FHFA, 2026
- Conforming loan limit (4 units)
- $1,601,750
- Source: FHFA, 2026
- Median owner-occupied home value
- $249,100
- Source: Census ACS 5-year, 2024
- Median household income
- $63,767
- Source: Census ACS 5-year, 2024
- Owner-occupied homes
- 54%
- Source: Census ACS 5-year, 2024
- Median gross rent
- $1,232
- Source: Census ACS 5-year, 2024
- Home value to income ratio
- 3.9
- Source: Census ACS 5-year (computed), 2024
2026 Conforming Loan Limits: SHELBY
1-Unit (SFR)
$832,750
2-Unit (Duplex)
$1,066,250
3-Unit (Triplex)
$1,288,800
4-Unit (Fourplex)
$1,601,750
Source: FHFA 2026 Conforming Loan Limits. Loans above these limits require jumbo financing.
DSCR (Investor Cash Flow) in Memphis, TN
Memphis mortgage lending. FHA, VA, and investment property programs for Shelby County.Custom Mortgage & Real Estate specializes in providing high-fidelity DSCR (Investor Cash Flow) solutions tailored to the unique economic landscape of Memphis and the surrounding Shelby County.
Our FinTech-driven approach allows us to offer competitive rates and streamlined processing for homeowners and investors across the entireMemphis metropolitan area.
Service Areas & Neighborhoods
Our Memphis Presence
Local Knowledge. Global Rates.
16501 Ventura Blvd STE 400
Encino, CA 91436
Direct Line
877-976-5669Application Process
Six simple steps from application to funding
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Application
Complete our streamlined online application form with your financial information
Document Review
Submit required documentation for verification and processing
Pre-Approval
Receive conditional approval and loan terms based on your profile
Title & Escrow
Open escrow and complete title search and insurance requirements
Appraisal & Final Review
Property appraisal completed and final underwriting approval received
Funding
Sign final documents and receive your loan funds
Why Choose Custom Mortgage?
Your trusted partner in real estate financing
Extensive Experience
Over 25 years of proven expertise in mortgage lending and real estate financing
Comprehensive Loan Options
Wide range of programs from conventional to specialized non-QM and hard money solutions
Nationwide Coverage
Licensed in multiple states with the ability to fund loans across the country
Flexible Solutions
Customized financing options for unique situations that traditional lenders decline
Competitive Rates
Access to wholesale pricing and volume discounts passed directly to our clients
No Upfront Fees
Transparent pricing with no application fees or upfront costs to get started
Get Matched in 60 Seconds
Our AI Instant Advisor analyzes your situation — credit, loan amount, property type — and matches you to the right program. No credit pull. No obligation.
DSCR Loan Calculator
Calculate your property's Debt Service Coverage Ratio (DSCR) to see if it qualifies for a CMRE investor cash flow loan — no personal income needed.
Monthly Rental Income
Use market rent for new purchases; actual lease for existing tenants
Monthly PITIA (Debt Service)
Get Your Numbers
Quick quote or detailed payment estimate — no credit pull
Quote Wizard
AI-Powered Rate Intelligence
Step 1: Loan Foundation
Mortgage Estimator
Freddie Mac 30-yr average, week of Apr 19, 2026. Not a quote.
Principal & Interest Only
Common Questions About DSCR (Investor Cash Flow) in Memphis
Yes, by $663,750: $169,000 median versus a $832,750 one-unit limit.
At a 1.0 ratio, at least the full payment: principal and interest on a $126,750 loan (a quarter down on $169,000) come to about $859 a month at 7.18% (Freddie Mac PMMS 30-year fixed rate as of 2026-11-05). The Memphis median gross rent of $1,181 covers that with $322 left for taxes and insurance, and DSCR pricing usually runs above PMMS.
At least $33,800 before closing costs (80% maximum LTV on $169,000). Close to 8 months of gross pay at the $51,736 local median.
3.3 times the $51,736 median household income, easier than the county's 3.9. That fits common debt-to-income limits.
See all DSCR (Investor Cash Flow) questions and program details
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Browse All Territories →Reviewed by Eve Sanchez, Chief Compliance Officer · Updated 2026-11-04 · Custom Mortgage Inc., NMLS #1556995
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