Investors evaluating Medford for DSCR rental property find a market with metro population of 225K, low growth, and low DSCR economics.
What separates Medford from other DSCR markets comes down to the specific intersection of acquisition prices around $425K median, rents averaging $2K, and Oregon's 0.9% effective property tax. These three numbers — combined with the local tenant pool of approximately 225K metro residents — define why investors target Medford specifically.
Medford in regional context
Medford sits in the West region. Standard Western market dynamics apply. Southern Oregon metro
Dominant property types in Medford include SFR.
Current DSCR rates in Medford
DSCR rates in Medford reflect national non-QM market conditions and Medford-specific factors. Current pricing runs 7.5–10.5% depending on borrower profile, leverage, and DSCR ratio.
Factors driving Medford rates
- Leverage: 65-70% LTV typically prices 50-150bps below 75-80% LTV
- DSCR ratio: 1.25+ DSCR prices below 1.0-1.24 DSCR
- Borrower experience: 5+ funded deals lowers pricing materially
- FICO: 740+ qualifies for best pricing; 680-720 standard
- Oregon tax burden: 0.9% effective property tax affects PITIA and DSCR tier
Investor strategies that work in Medford
Within Medford, the strategies that produce reliable returns include appreciation-driven long-horizon strategies, institutional-scale portfolio building. The metro rewards operators who treat Medford as a market with submarket-level variation rather than a monolithic investment area.
Where Medford fits in the broader market
Medford's position among US investor markets reflects its specific blend of Oregon state-level dynamics and West regional patterns. The metro sits among the larger US markets with low growth momentum. Investors comparing Medford to other options should weight the specific cash flow vs appreciation balance.
DSCR lenders active in Medford
A&D Mortgage offers a no-ratio DSCR program with an effective 0.00 minimum DSCR, though deals below 1.0 DSCR require a 680+ credit score (the general minimum is 620). Maximum LTV is 80%. The company does not publish minimum/maximum loan size, rate, or state-coverage figures in the sources reviewed.
FundLoans is a broker-only DSCR lender with a $200,000 minimum and $6,000,000 maximum loan size — the largest maximum among the lenders added to this directory in September 2026. Minimum credit score is 660 with a 0.75 minimum DSCR. Maximum LTV is 80% on purchase/rate-term and 75% on cash-out refinance. The company does not publish rate or state-coverage figures in the sources reviewed.
United Wholesale Mortgage (UWM) is a broker-only DSCR lender licensed in 35 states. Its DSCR floor ranges from 0.00 to 1.00 depending on the specific program selected. Minimum credit score is 640, with loan sizes from $50,000 to $3,000,000 and maximum 80% LTV. The company does not publish rate figures in the sources reviewed.
Mortgage Capital Funding is a broker-only DSCR lender offering a no-ratio program alongside standard DSCR underwriting (0.75 minimum DSCR, 660 minimum credit score). Maximum LTV is 80% on loans up to $1,500,000 for borrowers with a 700+ credit score; overall loan size runs $150,000 to $3,000,000. The company does not publish rate or state-coverage figures in the sources reviewed.
Renovo Financial is the largest Chicago-based hard money lender. Founded 2011, they've closed thousands of loans across the Midwest and have particularly deep penetration in Chicago, Indianapolis, and Milwaukee. Strong relationships with the local broker community make them a default first-call for many Chicago investors.
Kiavi Funding LLC (NMLS #1125207) was acquired by Figure Technology Solutions; the acquisition closed 1 September 2026 and DSCR loans are now originated by Figure Lending LLC dba Figure. Figure has not published a timeline for combined guidelines or pricing. Kiavi (formerly LendingHome) was one of the largest hard money lenders by volume in the country, with a tech-forward platform and fast underwriting for experienced borrowers active across Chicago and all major investor markets.
Medford-specific FAQ
Medford is in Oregon, with effective property tax rate of approximately 0.9%. Oregon state income tax applies to rental net income, reducing investor after-tax cash flow. For a Medford property at the median home value of $425K, annual property tax runs approximately $4K.
Medford carries moderate insurance exposure. Some wildfire and earthquake exposure in select submarkets. Landlord policies in Medford typically run 0.4-0.6% of property value annually.
Medford has lower growth than Sunbelt boom metros, but stable demographics support consistent rental demand. Lower acquisition prices relative to rents produce strong rent-to-price ratios. Cash flow does heavy lifting in returns.
Single-family dominates Medford DSCR activity. Typical types include SFR. Limited multi-unit inventory.
Medford is not a primary STR market. Long-term rental dominates DSCR activity here. Some downtown submarkets may support modest STR, but math typically favors long leases.
Medford's rent-to-price ratio of 0.42% makes DSCR tight. Strategies that work: lower LTV (50-65%), appreciation focus, multi-unit, or below-median pricing. Pure cash flow is hard here.
BRRRR is more challenging in Medford. Tight rent-to-price means DSCR refi often leaves significant cash in deal. High acquisition prices reduce forced-equity opportunity from rehab.
Medford metro population is approximately 225K. Large metro size supports diverse tenant pool and deep rental demand across submarkets.
Medford investor activity comes primarily from US residents — mix of local operators and out-of-state portfolio buyers.
Most DSCR lenders active in Medford are national non-QM platforms — Kiavi, Lima One, Easy Street, LendingOne. Some regional non-QM operators may have specific advantages.
Medford has less pronounced seasonal patterns than colder-climate metros. Year-round tenant demand more typical.
Most Medford DSCR investors hold 5-10+ years. Medford investors often hold for appreciation timing — exit when market timing favors.
Within the West region, Medford sits among the harder DSCR markets. Population of 225K and low growth profile place it in mature/stable territory.
Bottom line for Medford
Medford's appeal to DSCR investors comes from the specific combination of low cash flow economics, low growth dynamics, and West regional positioning. Active investors typically build portfolios mixing Medford with one or two complementary markets — a strategy that diversifies across regional risks while concentrating in operationally familiar territory.
Core DSCR questions
DSCR rates currently run 7.5–10.5% depending on borrower profile, leverage, and DSCR coverage ratio. Best pricing requires DSCR 1.25+, FICO 740+, and 5+ funded deals of experience.
Yes — most DSCR lenders require or strongly prefer LLC vesting. Structured as business-purpose loans, DSCR vesting in an LLC maintains exemption from consumer mortgage regulations. Personal guarantees from LLC principals typically back the loan.
Standard DSCR closes in 30-45 days from application to funded close. Refinances may run slightly faster; cash-out refinances and complex properties slightly longer.
Property appraisal, lease (if rented) or projected rent estimate, title commitment, insurance binder, LLC operating agreement, basic credit pull, and proof of liquidity reserves. No personal tax returns or income documentation required.
Educational content only. DSCR loan terms, eligibility, and pricing are determined by individual lenders and subject to change.