· Jaken Finance Group 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 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 about $6,150–$6,450 in interest at that IO band, before the first rehab draw.
Market Overview
Inventory quality improved, not quantity. Estate listings and deferred-mechanicals sellers dominated Jaken Finance Group 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 Finance Group 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 two of the cleaner DSCR refi markets we fund, with landlord economics that support 70%–75% LTV on honest rent rolls. Note that both states foreclose through the courts — unlike North Carolina’s clerk-hearing process covered in our North Carolina non-judicial foreclosure guide. Jaken Finance Group lends in all 50 states; the June desk activity simply concentrated in these corridors.
Run your stabilized rent through the DSCR calculator before you price bridge carry on a BRRRR acquisition.
Benchmarks behind the June bands
Our DSCR and bridge bands track the public benchmarks with a lag. Here is what those benchmarks did from late May through June 2026:
- Freddie Mac’s 30-year fixed average ran 6.53% for the week of May 28, then held between 6.47% and 6.52% through June, per FRED’s PMMS series.
- The 10-year Treasury yield spiked to 4.67% on May 19 before settling into a 4.38%–4.56% range in June, per FRED series DGS10.
- The top of the Federal Reserve’s target range stayed at 3.75%, per FRED series DFEDTARU.
The calm in June followed a volatile May. Sponsors who locked DSCR exits during the mid-May spike paid for it. Those who waited two weeks saw benchmark rates ease back. All Jaken Finance Group file pricing sits inside the published 5.75%–10.5% DSCR and 8.99%–13.5% hard money bands.
Listing data for the June markets
Rankings in the activity table come from our own files. Public listing data adds context on where acquisition leverage sits. These are Realtor.com figures for May 2026 compared with May 2025, read through FRED.
| Market | Median list price, May 2026 | Change vs. May 2025 | Active listings change | Median days on market |
|---|---|---|---|---|
| Indianapolis metro | $320,000 | −3.5% | +21.9% | 42 (was 39) |
| Greenville, SC metro | $389,900 | +2.6% | +23.6% | 49 (was 45) |
| Charleston, SC metro | $499,300 | −7.4% | +13.3% | 45 (was 45) |
| Charlotte metro | $439,000 | −2.4% | +17.6% | 47 (was 44) |
| Lake County, IN | $299,925 | −2.9% | +2.9% | 44 (was 41) |
Sources: FRED median listing price series for Indianapolis, Greenville, Charleston, Charlotte, and Lake County, IN, plus the matching ACTLISCOU and MEDDAYONMAR series.
Three takeaways for June underwriting:
- Indianapolis and Greenville each added more than a fifth to active inventory year over year. Buyers have more choice, which supports tougher offers on estate and deferred-maintenance listings.
- Greenville still posted a higher median asking price despite the inventory build. That supports holding on BRRRR files rather than discounting resale.
- Charleston’s median asking price fell more than 7%. Flip exits there need conservative ARVs and a plan B if the house sits.
Fixing a 1.05 DSCR file
The market overview says files at 1.05 need equity paydown or a pivot to sale. Here is what that paydown looks like.
Illustration: a single-family rental with $2,000 monthly rent, $230 taxes, $130 insurance, and a 30-year DSCR loan at an illustrative 7.125%.
| Target DSCR | Max PITIA | Max loan amount |
|---|---|---|
| 1.05 (current) | $1,905 | ~$229,300 |
| 1.15 | $1,739 | ~$204,700 |
| 1.25 | $1,600 | ~$184,100 |
Moving from 1.05 to 1.15 means about $24,600 less debt. On a $305,000 appraisal, that takes leverage from roughly 75% to 67% LTV. The other route is about $190 a month more in documented rent, which usually means a new lease, not a better pro forma.
If neither works, compare a sale. Run your own numbers in the max DSCR loan amount calculator before you choose.
What an extension really costs
The rate table lists market extension fees of 0.5–1.0 point. Here is how that stacks up on a typical June file.
Illustration: a $240,000 bridge balance at 10.5% interest-only that needs three more months because a lease-up or appraisal ran late.
| Cost line | Amount |
|---|---|
| Extension fee at 0.75 point | $1,800 |
| Three more months of interest | ~$6,300 |
| Taxes, insurance, utilities (3 months, assumed) | ~$1,500 |
| Total cost of the delay | ~$9,600 |
On the Nicholtown file, that would have wiped out most of the ~$11K flip alternative. On a BRRRR, it comes straight out of the cash you planned to pull at refi. The fix is upstream: order the DSCR appraisal as soon as the rehab is done and the first lease is signed, not after the bridge’s maturity notice arrives.
Court foreclosure in Indiana and South Carolina
Foreclosure process affects how lenders price risk and how long a distressed seller has before a sale. In South Carolina, the court can render judgment against the parties who owe the debt and order the mortgaged property sold at the same time, under S.C. Code § 29-3-650. In Indiana, a lender forecloses by filing in the circuit, superior, or probate court of the county where the property sits, under IC 32-30-10-3.
For acquisitions, a court process tends to stretch timelines on pre-foreclosure deals. Sellers in a court-supervised foreclosure may have more time to negotiate. Build that into how fast you expect a motivated seller to sign.
South Carolina also stops counties and cities from regulating private residential rents under S.C. Code § 27-39-60. That keeps DSCR rent assumptions tied to the market rather than a local cap.
Notable Funded Deals
Three files that closed or refi’d in May and early June — full walkthroughs in our case study library.
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 ~$11K after carry; operator pivoted to BRRRR, stabilized at $1,650/mo, refi at 75% LTV on a $285K appraisal returned ~$38K. 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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