A DSCR loan in New Hampshire is qualified on the property’s net cash flow, so personal income documentation comes off the table. From Nashua to Manchester, that is how landlord-friendly investors refinance out of rehab capital and keep buying.
New Hampshire DSCR loan parameters (2026)
| Parameter | New Hampshire range |
|---|---|
| Rates | high-7s to low-10s (30-yr fixed or ARM) |
| LTV — cash-out | Up to 75% on stabilized rentals |
| DSCR minimum | 1.0–1.25 |
| Loan amounts | $125K–$2M |
| Property types | SFR, 2–4 unit, select condos and small multifamily |
Acquisition and rehab capital: hard money lenders New Hampshire and fix and flip loans New Hampshire.
How taxes shape New Hampshire DSCR
The number that decides most New Hampshire DSCR files is property tax: an effective rate of ~1.93% (among the highest effective property tax rates — model it carefully). On a $360,000 appraised value that is roughly $579/mo in the expense stack — understate it and the ratio fails at refinance even when rent looks strong. On the income side, New Hampshire has no state income tax — no tax on earned income or rental profit (interest/dividends tax fully repealed in 2025).
Where DSCR clears: New Hampshire metros
| Metro | Typical basis | Rent band | Local diligence |
|---|---|---|---|
| Nashua | $360K–$500K | $1,900–$2,550 | Massachusetts-border commuter demand |
| Manchester | $330K–$460K | $1,800–$2,400 | winter-first mechanical draw scheduling |
Match the product to the rent roll — basis and rent diverge sharply across these metros.
Foreclosure and landlord law in New Hampshire
Foreclosure in New Hampshire is non-judicial — power-of-sale foreclosure is fast. On the leasing side, no statewide rent control. That landlord-friendly posture supports tighter vacancy assumptions on stabilized DSCR holds.
Insurance and local risk
New Hampshire carries specific physical-risk lines you must price before close:
- Harsh winters compress the build/resale window
- Older-stock heating systems
Worked example: Nashua BRRRR-to-DSCR
- Acquire + rehab a value-add single-family in Nashua with bridge capital (about $60,000 of scope)
- Stabilize at market rent — roughly $2,550/mo gross on a 12-month lease
- Appraisal at $360,000 post-rehab, supported by sold comps within 90 days
Monthly NOI sketch (New Hampshire-realistic):
- Gross $2,550; vacancy 7% (−$178); effective $2,372
- Property tax $579 (~1.93% on $360,000), insurance $176, maintenance $123, management $204
- NOI ~$1,290/mo
That NOI supports cash-out to roughly 50% LTV ($180,000) at a 1.05 DSCR — debt service ~$1,320/mo, DSCR ~0.98. Pushing past 50% needs higher rent or a lower-tax submarket. This is normal math given New Hampshire’s ~1.93% property tax.
Documentation New Hampshire DSCR lenders expect
- Two months of rent-collection proof or a signed lease with first payment
- Insurance declarations at replacement cost
- Executed leases (12-month preferred) with deposit proof
- Entity documents — LLC operating agreement and EIN for vesting
- Trailing New Hampshire property tax bill plus a stress buffer for reassessment
- Rehab scope and draw history if exiting a BRRRR
Select programs allow limited seasoning when the rehab is documented — disclose the bridge payoff on the refi application.
Related New Hampshire programs
- Hard money lenders New Hampshire — bridge and BRRRR acquisition
- Fix and flip loans New Hampshire — resale-focused ARV math
- What kind of loan do you need — product picker
New Hampshire DSCR FAQ
What DSCR ratio do New Hampshire lenders want?
Most New Hampshire DSCR programs clear at 1.0–1.25 depending on LTV, credit, and reserves. With ~1.93% effective property tax in the expense line, the achieved ratio is sensitive to how honestly you model taxes and vacancy.
Can I refinance out of a New Hampshire rehab with no seasoning?
Often yes — when the rehab is documented and the property is leased, select programs allow limited or no seasoning. Acquire with New Hampshire hard money or fix and flip capital, then exit to DSCR once the rent roll is real.
Does New Hampshire have rent control that affects DSCR?
No statewide rent control. Verify the rule for your specific Nashua submarket before underwriting NOI.
Pre-Qualify for New Hampshire DSCR · (833) 264-7776
Rates, terms and conditions offered only to qualified borrowers and are subject to change at any time without notice. All loans are subject to full underwriting. Jaken Finance Group only finances non-owner occupied investment properties.