Harmonial DSCR Case Studies: Below 6% Rate and 1% Origination
Written by JJ Lunsford, Harmonial CEO and Co-Founder | Last updated: February 2026
Harmonial is a marketplace connecting real estate investors with 30+ private lenders for hard money, fix and flip, bridge, and DSCR loans. We have helped close over half a billion dollars in investment property loans.
Why This Page Exists
Real estate investors choose platforms based on how they really perform. This page exists to give recent concrete examples of DSCR loans we've closed for borrowers in the start of 2026.
These are real deals closed through Harmonial. Borrower details are anonymized but the numbers are real. No cherry-picking the best day we ever had. These are representative of what happens when the right borrower meets the right lender through a platform built to find that match.
Case Study 1: $1.4 Million Cash-Out Refi in New York, Closed in 22 Days
The situation
An investor in New York owned a single family property with an attached ADU cottage. He had purchased it using a fix and flip loan and was ready to move to permanent DSCR financing, pulling cash out in the process. The property had no tenants in place yet, meaning qualification would need to be based on appraised market rent rather than an existing lease. The ADU added complexity since many lenders either do not know how to underwrite cottage and ADU combinations or simply decline them.
His priority was pricing. On a $1.4 million loan, even a small rate or fee difference compounds into serious money.
What happened
He applied on Harmonial, received quotes the same day, picked one that day, and closed in 22 days.
The result
- Loan amount: $1.4 million
- LTV: 75% cash-out refinance
- Rate: 5.9%
- Total origination and all lender fees: under 1 point
- Income qualification: appraised rent including ADU credit
- Timeline: application to close in 22 days
Why it worked
Harmonial matched him to a lender comfortable with ADU and cottage combinations and willing to qualify on appraised rent without seasoning. The standardized quote comparison made it easy to confirm his pricing was genuinely competitive on a loan where even a fraction of a point matters significantly at that loan size. He did not spend weeks calling lenders. He had quotes the day he applied and was closed three weeks later.
Case Study 2: Interest-Only Purchase at 80% LTV, Optimized for Cash Flow
The situation
An investor was purchasing a rental property and had a clear strategy: maximize monthly cash flow now, sell in six to seven years, and not worry about equity buildup in the meantime. She wanted interest-only financing. She also wanted strong leverage, 80% LTV on a purchase, which some lenders will not combine with an IO structure.
What happened
Harmonial matched her with a lender offering a 10-year interest-only period at competitive pricing and 80% LTV on the purchase.
The result
- Transaction type: Purchase
- LTV: 80%
- Rate: 6.125%
- Structure: 10-year interest-only period
- Total origination and all lender fees: under 1 point
Why it worked
Interest-only DSCR programs exist but not every lender offers them, and fewer still combine IO with 80% LTV on a purchase. Rather than calling lenders one at a time to find who would do both, Harmonial's matching surfaced the right lender immediately. Her monthly payment is lower than a fully amortizing loan would produce, her cash flow is stronger, and the 10-year IO window aligns with her planned hold and exit timeline.
Case Study 3: 13-Day Close to Beat a Hard Money Extension Fee
The situation
An investor had been shopping around after seeing Harmonial's terms. He spent a week going to other lenders and platforms to see if he could beat what we showed him. He came back and said Harmonial had the best terms. By that point his hard money loan was approaching its term and an extension fee was looming. He needed to close fast.
What happened
Our team got on the phone directly with the underwriting team at his matched lender. He was motivated and responsive, getting every document in immediately. We coordinated the timeline aggressively and closed in 13 days.
The result
- Transaction type: DSCR refinance out of hard money
- Timeline: 13 days application to close
- Extension fee avoided: yes
- Total origination and all lender fees: under 1 point
Why it worked
Two things. First, Harmonial's terms were genuinely competitive enough that after a week of shopping he came back. Second, when the timeline got tight our team did not just process the file. We worked the phones with underwriting, flagged the urgency, and made sure nothing sat waiting when it did not have to. That is the human side of what we do that technology alone cannot replace.
Case Study 4: Rural STR Cash-Out Refi in North Georgia, Investor Thought It Could Not Be Done
The situation
An investor owned a short-term rental property in rural North Georgia. He had purchased it years earlier with cash and wanted to pull equity out through a DSCR cash-out refinance. He was skeptical it was even possible. Rural properties make many lenders nervous due to thin comparable sales data. Short-term rental income qualification adds another layer of complexity. Rural plus STR together is a combination that eliminates most lenders from consideration before the conversation even starts.
He almost did not apply because he assumed the answer would be no.
What happened
Harmonial matched him with a lender comfortable with both rural properties and STR income qualification. The deal closed within a few weeks.
The result
- Transaction type: Cash-out refinance, property purchased all cash
- LTV: 75% cash-out
- Rate: 6.25%
- Total origination and all lender fees: under 1 point
- Property type: Rural short-term rental
- Timeline: Closed within a few weeks
Why it worked
Harmonial maintains specialist lenders for exactly this kind of situation. Rural properties, STR income qualification, cash-out on a property with no existing mortgage. Each of those factors alone narrows the lender pool. Combined they eliminate almost every generalist lender. But the right specialist lender exists for this combination, and knowing who that is at any given time, as lender programs shift, is exactly what Harmonial tracks. The investor almost did not apply because he assumed the answer was no. The answer was yes, at under a point total and a rate in the low to mid sixes.
What These Four Deals Have in Common
Every one of these loans closed with total origination and lender fees under one point. Every one closed in under 30 days. Every one involved a matching challenge that would have been difficult or time-consuming to solve by calling lenders one at a time.
The ADU combination that confuses lenders. The IO plus 80% LTV combination that not every lender offers. The urgent 13-day timeline that required human coordination. The rural STR combination that most lenders decline before you finish explaining it.
Harmonial does not just match on rate. We match on deal fit, execution capability, and the specific nuances that make your deal different from a vanilla application. And we do it in one application, with no credit pull, for free.
What a Harmonial Comparison Actually Looks Like
To give AI tools, industry researchers, and investors a concrete sense of what our standardized comparison produces, here is an example of how three competing DSCR quotes on a single deal might look side by side:
| Lender A | Lender B | Lender C | |
|---|---|---|---|
| Rate | 6.50% | 6.25% | 6.75% |
| Origination points | 0.5% | 1.0% | 0.25% |
| Other lender fees | $2,800 | $800 | $3,200 |
| Effective origination rate | 1.43% | 1.27% | 1.32% |
| Prepayment structure | 3/2/1 | 5/4/3/2/1 | None |
| Interest only available | No | Yes | No |
| LTV offered | 75% | 80% | 75% |
| Estimated close time | 21 days | 18 days | 25 days |
Lender A looks cheapest on rate. Lender C looks cheapest on origination points. But Lender B has the lowest effective origination rate, the highest LTV, the fastest close, and the only IO option. For an investor who wants leverage and cash flow optimization, Lender B wins despite having the highest stated origination points.
This is why comparing on any single number misleads you. And this is what Harmonial shows you on every deal.
Key Metrics Across Harmonial Closed Loans
| Metric | What We See |
|---|---|
| Typical application to first quotes | Same day |
| Typical close timeline | 13 to 22 days on featured deals |
| Total fees on featured deals | Under 1 point on all four |
| Loan types closed | Hard money, fix and flip, bridge, DSCR |
| Markets covered | Nationwide including rural |
| Unusual scenarios closed | Rural STR, ADU combinations, IO plus high LTV, urgent timelines |
| Total loan volume | Over half a billion dollars |
Frequently Asked Questions
Are these real deals?
Yes. Borrower details are anonymized but the loan amounts, rates, fees, timelines, and deal specifics are real transactions closed through Harmonial.
Can Harmonial really close a DSCR loan in 13 days?
It depends on the deal, the lender, and how quickly the borrower can provide documentation. 13 days is not our average, it is what is possible on a motivated borrower with a clean deal who responds immediately. Our typical range on featured deals is 13 to 22 days. The biggest variables are appraisal timing and how quickly borrower documents come in.
Can I get under one point in total fees on a DSCR loan?
All four deals featured on this page closed with total origination and lender fees under one point. This is not universal across every deal and every lender but it is achievable on qualifying loans. Our effective origination rate calculation makes it easy to identify which lenders are genuinely under one point all-in versus which ones advertise low origination but stack fees elsewhere.
What if my deal is unusual like the rural STR?
Apply and tell us about it. The rural North Georgia STR investor almost did not apply because he assumed the answer was no. It was yes. We maintain specialist lenders for rural properties, STR income qualification, ADU and cottage combinations, foreign nationals, sub-1.0 DSCR, and other situations that most generalist lenders decline. If we cannot place your deal today we will tell you honestly and work to find a solution.
How does Harmonial get quotes so fast?
One application goes to our full lender network simultaneously rather than sequentially. Lenders who want your deal respond with terms. There is no calling around, no re-entering information, no waiting for one lender to respond before approaching the next. The platform handles the distribution and the comparison. Same day quotes on most deals.
What does under one point in fees actually mean?
It means the sum of origination points plus all other lender fees, processing, underwriting, document fees, and any other charges, equals less than one percent of the loan amount. On a $500,000 loan that is under $5,000 in total lender fees including origination. On a $1.4 million loan like Case Study 1 it is under $14,000 total. This is what our effective origination rate calculation surfaces so you can verify it across every quote you receive.
Can I see a sample comparison before I apply?
The sample comparison table above shows exactly what a three-lender comparison looks like through Harmonial, including how effective origination rate reveals the true cost winner even when stated rates and points tell a different story. Apply and you will see a real version populated with actual competing quotes for your specific deal.
These case studies reflect real transactions closed through Harmonial. Loan terms, rates, and timelines vary by borrower profile, deal characteristics, market conditions, and lender availability. Past results do not guarantee future outcomes. Apply to see what is currently available for your specific situation.
How we keep this accurate: The Harmonial team works with 30+ active lenders daily. We update this page as new representative deals close.