DSCR Portfolio Loans: Finance Multiple Rentals on a Single Loan in 2026

A DSCR portfolio loan — sometimes called a blanket loan — finances multiple rental properties under a single loan, with one closing, one set of documents, and one monthly payment. For investors with 5+ rentals, the portfolio structure dramatically reduces administrative friction and often delivers better pricing than financing properties one at a time.

This guide covers how DSCR portfolio loans work in 2026: minimum and maximum property counts, how the portfolio DSCR is calculated, release clauses for selling individual properties, and the common scenarios where a portfolio loan beats individual loans.

How a DSCR Portfolio Loan Works

Instead of holding 8 individual loans on 8 rentals (each with its own monthly payment, escrow account, year-end 1098, and renewal cycle), a portfolio loan rolls all 8 into a single loan. The qualifying DSCR is calculated on the aggregate rent divided by the aggregate PITIA across all properties.

The mechanics:

One application, one underwriter, one closing.
One monthly payment for the entire pool.
One overall LTV across the property pool (typically 70–75%).
One DSCR calculated on the aggregate.
Individual properties can be released (sold or refinanced out) under a release clause — typically requires partial principal paydown.

DSCR Portfolio Loan Requirements — 2026

Portfolio DSCR SnapshotMinimum properties: 5 properties (most programs)
Maximum properties: Typically 30–50 in a single loan; larger pools case-by-case
Minimum loan amount: $500,000 aggregate
Maximum loan amount: $25,000,000+ (case-by-case above $25M)
Maximum LTV: 70–75% on portfolio (vs 80–85% on single-property)
Minimum DSCR (aggregate): 1.10+ (tighter than single-property because risk concentration is higher)
Minimum credit score: 680
Reserves: 6 months aggregate PITIA
Property types: SFR, 2–4 unit, 5+ unit, condo (mix permitted)

When a Portfolio Loan Beats Individual Loans

You own 5+ rentals already and want to consolidate the administrative load.
You're acquiring a 5+ property package from another investor or estate sale — portfolio loan can fund the whole acquisition in one close.
You want to release equity across multiple properties simultaneously — one cash-out vs five.
Some of your properties don't pencil to a 1.0 DSCR individually but average above 1.10 across the portfolio. Aggregation can rescue qualification.
You want to simplify reporting and tax prep. One Form 1098, one escrow account.

When Individual Loans Are Still Better

You want to sell properties one at a time without prepayment-related friction. Release clauses help but aren't friction-free.
You want to refi specific properties at different times. Portfolio loan locks the timing across all properties.
One property would dramatically drag down the aggregate DSCR. Sometimes better to leave the weakest property out.
You want the absolute lowest interest rate. Portfolio rates typically price 0.25–0.50% above individual DSCR rates.

Release Clauses — How to Sell One Property in a Portfolio

Every well-structured portfolio loan includes a release clause letting you sell individual properties without unwinding the entire loan. The standard mechanic:

You identify the property to sell.
The property's allocated principal must be paid down at closing — typically 110–120% of the property's pro-rata share of the loan balance (the 10–20% premium reduces the LTV on the remaining pool).
The remaining loan continues with reduced principal.
Some loans cap the number of releases per year.

This matters most for investors planning to actively trade properties in and out of the portfolio. If you're holding for 5+ years, release-clause friction rarely matters.

Portfolio Loan Pricing — 2026

Portfolio DSCR loans typically price 0.25–0.50% above individual DSCR rates due to risk concentration. Strong-file portfolio loans (680+ credit, 1.20+ aggregate DSCR, 70% LTV) typically price 6.75–7.50% in mid-2026. Most portfolio loans carry 5-year prepayment penalties.

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Frequently Asked Questions

How many properties do I need to get a DSCR portfolio loan? +

Minimum 5 properties on most programs. Maximum is typically 30-50 in a single loan; larger pools available case-by-case.

Is the DSCR calculated per property or across the portfolio? +

Across the portfolio. We calculate aggregate gross rent divided by aggregate PITIA. This means individual under-performing properties can be carried by stronger ones in the pool.

Can I sell one property out of a DSCR portfolio loan? +

Yes — via the release clause. Typically requires paying down 110-120% of the property's pro-rata share of the loan balance. Some programs cap the number of releases per year.

What is the minimum loan size for a DSCR portfolio loan? +

$500,000 aggregate at most lenders. Below that, individual DSCR loans are usually more economical.

Can I close a DSCR portfolio loan in multiple LLCs? +

Yes. Properties can be held in different LLCs as long as the LLCs have common beneficial ownership. We can structure the loan to lend to a parent entity that owns the LLCs, or directly to each LLC under a common borrower group.

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DSCR Capital Partners is a brand of UTM Financial, LLC (NMLS #2591548), a licensed mortgage broker. Informational only; not a loan commitment. Equal Housing Lender.