· Jaken Investor Pulse
June opened with investors still splitting capital between speed-to-close bridge on distressed acquisitions and DSCR hold exits where ratios clear without fantasy expense assumptions. Rate volatility cooled relative to Q1 — hard money IO sits 10.25%–10.75% on qualified five-state files, while permanent DSCR for stabilized rentals landed 6.875%–7.375% depending on LTV, FICO band, and prepay structure. Spread math favors operators who model carry honestly: a 90-day slip on a $240K bridge file adds $5,500–$7,200 in interest before the first rehab draw.
Market Overview
Inventory quality improved, not quantity. Estate listings and deferred-mechanicals sellers dominated Jaken desks in Indiana, South Carolina, and the Indianapolis-to-Greenville corridor — not the 2021–2022 distressed flood, but enough off-market and MLS-deferred stock to keep acquisition teams busy. Insurance remains the silent underwriter: inland Upstate South Carolina runs $2,400–$3,600/yr on a $280K dwelling versus Lowcountry flood tiers that can double that line item.
BRRRR still beats resale on thin-margin flips in Nicholtown, Fountain Square, and Park Circle when operators size rehab to submarket comps before pricing bridge carry. Cosmetic flips on 1990s subdivision stock in Mauldin and West Ashley continue to work — but only when ARV comps exclude one-off outlier sales and sale-cost assumptions include 7%–8% all-in.
DSCR refi discipline tightened slightly. Lenders are scrutinizing lease authenticity, deposit proof, and expense ratios above 25% on Midwest SFR and 30%+ on any file with inherited-tenant history. Files that clear 1.15+ at 70%–75% LTV still fund; files at 1.05 need equity paydown or a pivot to sale.
Use the real estate investor dashboard to compare current rate bands against your deal thresholds before you write offers.
Fix-and-Flip Activity — Top Cities
Rankings reflect closed and in-pipeline Jaken files plus MLS velocity on value-add stock — not Zillow appreciation headlines.
| Rank | Market | Why it moved in June |
|---|---|---|
| 1 | Indianapolis (Fountain Square / Near Eastside) | Duplex BRRRR at $118K–$195K basis; 7–10 day hard money closes winning estate timelines |
| 2 | Greenville, SC (Nicholtown / West Greenville) | BMW corridor employment + inland insurance; BRRRR pivot beats thin resale on bungalows |
| 3 | North Charleston (Park Circle / Rivers Ave) | Value-add on pre-1960 stock; avoid Cooper River flood blocks |
| 4 | Charlotte (NoDa / Plaza Midwood) | Blue Line rent premium $100–$175/mo per duplex side within 0.25 mi of platform |
| 5 | Northwest Indiana (Gary / Hammond corridor) | Chicago spillover basis; higher diligence on title and municipal liens |
Indianapolis remains the highest-velocity desk: Marion County duplex stacking in Fountain Square and Bates-Hendricks clears Indiana DSCR at 1.15+ when gross rent is documented and opex is not understated. Operators crossing from Chicagoland should compare Northwest Indiana fix-flip corridor basis before assuming collar-county NOI.
Greenville Upstate is not a Charleston spillover play — it runs on manufacturing wages, lower insurance, and 1940s bungalow stock where spread favors hold over flip when ARV bands compress. See the full Greenville fix-and-flip economics walkthrough for Nicholtown vs Mauldin scope comparisons.
Screen your next acquisition with the fix-and-flip calculator before you submit a proof-of-funds letter.
DSCR Rate Update
| Product | Typical range (June 2026) | Notes |
|---|---|---|
| DSCR 30-year fixed | 6.875%–7.375% | 1.0–1.25 ratio floor; 680+ FICO sweet spot |
| DSCR 5/1 ARM | 6.625%–7.125% | Popular on files planning 36–48 mo hold before sale |
| Hard money IO (12 mo) | 10.25%–10.75% | 85%–87% LTC on qualified rehab scope |
| Hard money extension | 0.5–1.0 pt | Budget on historic BAR or DOB-delayed markets |
Indiana and South Carolina remain the cleanest DSCR refi jurisdictions in our five-state footprint — non-judicial foreclosure, no statewide rent control, and landlord economics that support 70%–75% LTV on honest rent rolls. North Carolina non-judicial foreclosure keeps Carolina holds attractive for out-of-state sponsors scaling portfolios.
Run your stabilized rent through the DSCR calculator before you price bridge carry on a BRRRR acquisition.
Notable Funded Deals
Three files that closed or refi’d in May and early June — full walkthroughs on our case study hub.
Fountain Square Indianapolis BRRRR — Side-by-side duplex at $118K acquisition, $48K rehab on milestone draws, 85% LTC hard money at 10.5% IO. Stabilized at $2,750/mo gross; Indiana DSCR refi at 70% LTV on $215K appraisal returned ~$32K for the next door. Ten-day close won against conventional buyers on an estate listing.
North Charleston Park Circle flip — Pre-1960 ranch in the Park Circle walkable node. Light-to-mid scope, 5-month hold, sale to relocation buyer. Proof that Charleston metro value-add is not only historic overlay rehab — suburban-adjacent North Charleston clears spread when flood diligence passes.
Greenville Nicholtown BRRRR → DSCR — $195K purchase, $52K mechanical and kitchen/bath rehab, 87% LTC bridge. Flip alternate netted ~$8K after carry; operator pivoted to BRRRR, stabilized at $1,650/mo, refi at 75% LTV extracted ~$30K. Classic Upstate economics: underwrite the pivot before you price IO.
Recommended Reading
- Indianapolis cash-flow markets: Fountain Square and Bates-Hendricks DSCR math — Marion County duplex stacking with worked BRRRR examples
- Greenville Upstate fix-and-flip economics — Nicholtown BRRRR vs Mauldin cosmetic flip side-by-side
- Charlotte light rail rental premium — NoDa and Plaza Midwood rent bands tied to LYNX walk distance
- South Carolina vs North Carolina BRRRR for investors — When to hold in Greenville vs Triangle basis
- Northwest Indiana fix-flip corridor — Chicago spillover basis and diligence checklist
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