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Program 03

Rental / DSCR in Longview

Longview, Texas DSCR loans while rents outrun values.

Qualify on the property's cash flow, not your income: DSCR from 0.75, rates from 5.5% interest-only, and 30-year fixed options up to 80% LTV. In Longview, Texas the investor tax stack and the city's rental rules shape the coverage ratio as much as rent does. Business-purpose only, and rates and structure are set in underwriting.

Rental / DSCR in Longview, TX from USA Mortgage
0.75
min DSCR
5.5%
rates from
30-yr
fixed avail.
80%
max LTV

Typical figures, subject to underwriting and market conditions. Not a commitment to lend.

How it works

No tax returns or personal income docs in most cases. We qualify on the property's cash flow, so you can scale your portfolio without the paperwork drag of conventional lending.

Who it's for
Buy-and-hold investors
Single rentals and portfolios
Short-term rentals considered
Rate/term and cash-out refi
Typical terms
Loan amount$100K to $3M
Max leverageUp to 80% LTV
DSCRFrom 0.75
CreditFrom 640
Term30-yr fixed / 5-7-10 ARM
RateFrom 5.50% IO*
PrepayFlexible structures
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*Typical terms, subject to underwriting and market conditions.

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Local FAQ

Rental / DSCR in Longview, answered.

What do rents and yields look like around Longview?
Rents are rising faster than values, and the yield is highest at the low-basis end. Zillow's July 2026 rent index for the Longview metro was $1,209 across all property types, up 2.7% year over year, and $1,591 for single-family homes, up 3.4%, against value growth of 0.6%. Gross yield is annual rent over value, from the same Zillow July 2026 city series: about 6.0% in Longview ($1,177 x 12 / $234,128), 7.1% in Kilgore, and 9.1% in Marshall, whose rent series is recent and has no year-over-year figure. Those are gross yields, not cap rates, because there is no expense data behind them.
How much does the school district and county line change the carry on a Longview rental?
A lot, and it is set by the parcel, not the city name. On 2025 rates the investor stack is 1.996131 per $100 in Longview ISD, 1.971431 in Pine Tree ISD and 2.121030 in Spring Hill ISD, so the school district alone is worth about $374 a year on a $250,000 basis. Hallsville, in Harrison County, runs 1.395234, about $1,502 a year less than Longview ISD on the same basis (0.600897 x 2,500), but its homes are the highest priced in the metro set, so yield and carry pull in opposite directions. Kilgore's Gregg County side runs 2.202134. Investment property gets no homestead exemption or cap.

Sources: greggcounty.texas.gov

Is Gregg County reappraising my rental right now?
Residential reappraisal is under way: Gregg CAD says it runs from July 2026 to March 2027. Texas gives non-homestead property no 10% appraisal cap, so a county-wide reappraisal lands on an investor's bill in full. A 20% circuit breaker in Tax Code 23.231 can limit increases on qualifying non-homestead property, but it requires a full calendar year of ownership and expires December 31, 2026. The protest deadline is May 15 or 30 days after the notice (Tax Code 41.44(a)(1)), and Gregg CAD runs an online protest portal. Gregg County also posted 2026 tax-rate notices dated August 6, 2026; we did not find the proposed rates. Talk to your CPA about your own position.

Sources: gcad.org, greggcounty.texas.gov

Can a Longview short-term rental qualify for a DSCR loan?
We consider short-term rentals, subject to underwriting, and Longview permits them by right with a registry. The city defines a short-term rental as the whole unit rented to one renter at a time for up to 30 days per booking, zones it as permitted in all six single-family districts, and requires a registry permit and a Certificate of Occupancy. The permit renews every May with proof that hotel occupancy tax and property tax are current, and the city's hotel occupancy tax covers houses rented for less than 30 consecutive days. The city page lists no permit fee, and we did not find the tax rate or whether an LLC can hold the permit, so confirm those first. Rules in Kilgore, White Oak, Gladewater, Hallsville and Marshall were not researched.

Sources: longviewtexas.gov

Does a duplex differ from a triplex or fourplex for a Longview landlord?
Possibly, and it is worth checking before you buy. Longview licenses and inspects multi-family complexes annually: a $50 application plus $100 for fewer than 10 units, and the city counts each dwelling unit, clubhouse and office as a separate unit. The city's Code Compliance program describes targeting rental properties with 3 or more units, but the fee schedule does not state that threshold, so confirm where the line falls with Building Inspection. A two-family rehab permits as residential at $0.30 per square foot, while multi-family permits as commercial. We did not locate a registration or inspection program for single-family or duplex rentals; that is not proof there is none.

Sources: longviewtexas.gov

More Rental / DSCR questions, answered on the program page

Resources

Guides for Rental / DSCR

Rental / DSCR · 5 min read
What Is a DSCR Loan? How Investors Qualify on Rental Income
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Strategy · 6 min read
Financing the BRRRR Method: Buy, Rehab, Rent, Refinance, Repeat
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Rental / DSCR · 5 min read
DSCR vs Conventional Loan: Which Is Better for Investment Property?
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Rates & Costs · 5 min read
Hard Money Loan Rates and Costs, Explained
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About the local figures on this page

Local rules move. Every tax rate, fee, ordinance and market figure here comes from a primary source and carries the date we read it, and we correct them as the rules change. Where a number is mid-change or we could not verify it, we say so rather than guess. Before you commit a budget, confirm anything that drives it with the city or county, and talk to your attorney or CPA on questions of law or tax.

Published by USA Mortgage Funding, LLC, NMLS #152588. Researched from primary sources by our team, drafted with AI assistance, and every figure checked against its source before publishing. Where an answer rests on a public record, that record is linked under it. Figures read on 2026-09-04.

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