A DSCR loan in Utah is qualified on the property’s net cash flow, so personal income documentation comes off the table. From Salt Lake City to Provo / Ogden, that is how landlord-friendly investors refinance out of rehab capital and keep buying.
Utah DSCR loan parameters (2026)
| Parameter | Utah range |
|---|---|
| Rates | ~7.75%–10.5% (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 Utah and fix and flip loans Utah.
How taxes shape Utah DSCR
Two tax lines drive Utah DSCR math. Utah levies a state income tax (flat 4.55%), so flat state income tax. And property tax runs an effective ~0.58% — low effective rate; non-primary residences are assessed at full value (no 45% reduction) — about $213/mo on a $440,000 value. Model the tax line at post-close assessed value, not the seller’s bill.
Where DSCR clears: Utah metros
| Metro | Typical basis | Rent band | Local diligence |
|---|---|---|---|
| Salt Lake City | $440K–$600K | $1,900–$2,600 | conservative ARV comps for out-of-state buyers |
| Provo / Ogden | $400K–$540K | $1,750–$2,350 | university and tech-corridor demand |
Comp within the submarket — a county-wide median misprices distressed investor stock.
Foreclosure and landlord law in Utah
Foreclosure in Utah is non-judicial — trust-deed foreclosure is common and quick (roughly 4 months). On the leasing side, state law preempts local rent control. That landlord-friendly posture supports tighter vacancy assumptions on stabilized DSCR holds.
Insurance and local risk
Utah carries specific physical-risk lines you must price before close:
- Wildfire/WUI on the Wasatch foothills
- Seismic considerations along the Wasatch Front
Worked example: Salt Lake City BRRRR-to-DSCR
- Acquire + rehab a value-add duplex in Salt Lake City with bridge capital (about $63,000 of scope)
- Stabilize at market rent — roughly $2,600/mo gross on a 12-month lease
- Appraisal at $440,000 post-rehab, supported by sold comps within 90 days
Monthly NOI sketch (Utah-realistic):
- Gross $2,600; vacancy 5% (−$130); effective $2,470
- Property tax $213 (~0.58% on $440,000), insurance $259, maintenance $153, management $208
- NOI ~$1,637/mo
That NOI supports cash-out to roughly 50% LTV ($220,000) at a 1.05 DSCR — debt service ~$1,633/mo, DSCR ~1.00. Pushing past 50% needs higher rent or a lower-tax submarket. This is normal math given Utah’s ~0.58% property tax.
Documentation Utah DSCR lenders expect
- Trailing Utah property tax bill plus a stress buffer for reassessment
- Executed leases (12-month preferred) with deposit proof
- Two months of rent-collection proof or a signed lease with first payment
- Entity documents — LLC operating agreement and EIN for vesting
- Insurance declarations at replacement cost
- Rehab scope and draw history if exiting a BRRRR
No-seasoning options may apply on documented BRRRR rehabs — bring before/after rent rolls to pre-qual.
Related Utah programs
- Hard money lenders Utah — bridge and BRRRR acquisition
- Fix and flip loans Utah — resale-focused ARV math
- What kind of loan do you need — product picker
Utah DSCR FAQ
What DSCR ratio do Utah lenders want?
Most Utah DSCR programs clear at 1.0–1.25 depending on LTV, credit, and reserves. With ~0.58% 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 an Utah 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 Utah hard money or fix and flip capital, then exit to DSCR once the rent roll is real.
Does Utah have rent control that affects DSCR?
State law preempts local rent control. Verify the rule for your specific Salt Lake City submarket before underwriting NOI.
Pre-Qualify for Utah 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.