A DSCR loan in West Virginia is qualified on the property’s net cash flow, so personal income documentation comes off the table. From Morgantown to Charleston, that is how landlord-friendly investors refinance out of rehab capital and keep buying.
West Virginia DSCR loan parameters (2026)
| Parameter | West Virginia range |
|---|---|
| Rates | ~7.5%–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 West Virginia and fix and flip loans West Virginia.
How taxes shape West Virginia DSCR
The number that decides most West Virginia DSCR files is property tax: an effective rate of ~0.58% (low effective property tax statewide). On a $200,000 appraised value that is roughly $97/mo in the expense stack — understate it and the ratio fails at refinance even when rent looks strong. On the income side, West Virginia levies a state income tax (~2.2%–4.8%), so moderate, declining state income tax.
Where DSCR clears: West Virginia metros
| Metro | Typical basis | Rent band | Local diligence |
|---|---|---|---|
| Morgantown | $200K–$300K | $1,300–$1,800 | university demand from WVU |
| Charleston | $130K–$220K | $1,000–$1,450 | high-LTC low-basis distressed acquisitions |
Comp within the submarket — a county-wide median misprices distressed investor stock.
Foreclosure and landlord law in West Virginia
Foreclosure in West Virginia is non-judicial — trustee-sale foreclosure is fast and low-cost. On the leasing side, no statewide rent control. That landlord-friendly posture supports tighter vacancy assumptions on stabilized DSCR holds.
Insurance and local risk
West Virginia carries specific physical-risk lines you must price before close:
- Flash-flood and slope/landslide risk in mountain terrain
- Aged housing stock
Worked example: Morgantown BRRRR-to-DSCR
- Acquire + rehab a value-add duplex in Morgantown with bridge capital (about $32,000 of scope)
- Stabilize at market rent — roughly $1,800/mo gross on a 12-month lease
- Appraisal at $200,000 post-rehab, supported by sold comps within 90 days
Monthly NOI sketch (West Virginia-realistic):
- Gross $1,800; vacancy 7% (−$126); effective $1,674
- Property tax $97 (~0.58% on $200,000), insurance $224, maintenance $99, management $144
- NOI ~$1,110/mo
That NOI supports cash-out to roughly 70% LTV ($140,000) at a 1.05 DSCR — debt service ~$1,052/mo, DSCR ~1.06. Pushing past 70% needs higher rent or a lower-tax submarket. Lower-basis metros in-state support more leverage.
Documentation West Virginia DSCR lenders expect
- Trailing West Virginia property tax bill plus a stress buffer for reassessment
- Executed leases (12-month preferred) with deposit proof
- Rehab scope and draw history if exiting a BRRRR
- Insurance declarations at replacement cost (including flood where applicable)
- Two months of rent-collection proof or a signed lease with first payment
- Entity documents — LLC operating agreement and EIN for vesting
Select programs allow limited seasoning when the rehab is documented — disclose the bridge payoff on the refi application.
Related West Virginia programs
- Hard money lenders West Virginia — bridge and BRRRR acquisition
- Fix and flip loans West Virginia — resale-focused ARV math
- What kind of loan do you need — product picker
West Virginia DSCR FAQ
What DSCR ratio do West Virginia lenders want?
Most West Virginia 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 a West Virginia 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 West Virginia hard money or fix and flip capital, then exit to DSCR once the rent roll is real.
Does West Virginia have rent control that affects DSCR?
No statewide rent control. Verify the rule for your specific Morgantown submarket before underwriting NOI.
Pre-Qualify for West Virginia 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.