The house is booked by the night, or it could be. You are buying or refinancing it, and you want the income read as short-term rental revenue. A DSCR file still needs one figure next to the payment. A long-term lease, or market rent for a twelve-month tenant, is a different figure. This page covers how those reads differ, which documents help, why the long-term number is often the conservative baseline, and when private money still fits a bank box that will not take the nightly story.
It is not a rewrite of what a DSCR loan is. The ratio already lives there. The bank comparison lives on DSCR versus a bank rental loan. Lease versus an appraisal rent schedule on an empty unit lives on DSCR on a vacant rental.
Funded Funding is a national private-money brokerage. We are not a bank. We are not an NMLS-licensed consumer mortgage lender. The loan is business-purpose, closed in an LLC or another business entity. The desk floor is $100k. No owner-occupied. This is a nationwide note, not a city page. Start on the Funded Funding homepage for the product list, or read what the desk is.
Nightly revenue and a twelve-month rent are not the same number
A DSCR read asks whether the property’s rent can carry the payment: principal and interest, taxes, insurance, and association dues when they apply. The formula stays on the DSCR explainer. This page will not restate it or publish a passing score.
Two candidates belong in that comparison. The short-term trail is booking history and platform statements: what was actually collected. The long-term read is a signed twelve-month lease, or market rent on an appraisal rent schedule. Gross from a busy month, a listing rate per night, and a spreadsheet of future nights are not those candidates. A portal estimate, including a Zestimate-style rent, is not a rent schedule. A booking that has not happened is not income.
Keep that separate from a bank-box no. Personal debts, tax returns, a financed-property count, or a personal-name close are mapped on when the bank says no on a rental. Credit can clear and the file can still fail: credit is fine and the file still does not fit a bank box. This page is for nightly revenue versus a long-term rent.
What booking history and platform statements show
Booking history is dates, nights, gross charges, cancellations, and blocked nights. Platform statements are the payout: what was sent, fees kept, and cleaning or other charges the statement shows. Bring both. Fees, cleaning, empty nights, and owner stays sit between the guest rate and what you kept. A pro forma is not receipts. If a jurisdiction or association limits short-term stays, say so. Receipts from a use the rules no longer allow are not income going forward.
Why the long-term read is the conservative baseline
Lenders typically treat a long-term lease, or market rent for a twelve-month tenant, as the conservative baseline. Nightly revenue moves with fees, season, and rules. The twelve-month figure is what still exists if the short-term operation stops, so the payment is not built on a peak month that may not return.
How a signed lease and an appraisal rent schedule are read is DSCR on a vacant rental. A high lease does not outvote the comps. When both a short-term trail and a long-term read exist, many programs put the long-term figure on the DSCR comparison and treat booking history as support. They do not add the two or average a peak month into a twelve-month rent. Terms vary by lender. This page will not publish a ratio cutoff. If the payment only works on short-term gross, say so. A lease to a relative at a made-up rent does not fix it.
What an investor should bring
- Booking history, if it is real. Dates, gross receipts, cancellations, and owner blocks for the whole stretch. If there is none, say so.
- Platform statements. Payouts and fees, matched to that history. If a manager holds the account, name who does.
- A long-term rent comparable. An appraisal rent schedule or leased comps for a twelve-month tenancy, not a portal printout. A real lease means both signatures, the rent, and the start date. A draft is not a lease.
- Entity documents. The LLC or other business on title and the loan. Why that matters is the LLC note. This desk does not close in your personal name.
- Unit count, taxes, and insurance. This desk reads 1–4 unit investor files differently from 5+ unit and commercial files. Taxes and insurance sit inside the payment, and the policy should match the actual use.
- The plan, in one line. Running short-term today, buying a house that could, or choosing on a refinance between nightly stays and a twelve-month tenant.
A bank denial does not license a fictional calendar. A personal-income problem from write-offs is write-offs versus a W-2 rental loan, not this page.
A purchase is not the same file as a refinance
On a purchase you often have no history of your own. A seller’s trail helps only if you can document it and the use is still allowed. Bring the long-term comparable either way. On a refinance, bring your hosting trail and the long-term read together. A bank that demanded a twelve-month lease is a real no, not a reason to invent one.
If nightly stays are ending, history is the past and the lease or rent schedule is the future. Leaving a twelve-month tenant to list by the night means there is no booking history yet. Work still open is a rehab. Cash-out then is cash-out denied because the property is mid-rehab.
When a bank box will not take the file
Banks often want a twelve-month lease, a personal-income file, or both. The property can miss that box even when a long-term rent would carry the payment. Name the no on when the bank says no on a rental. If the score was fine, read credit is fine and the file still does not fit a bank box. The product difference is DSCR versus a bank rental loan.
Private money can still fit when the no is the box, you will not occupy the property, and a long-term rent is defensible. The loan is business-purpose, in an entity, at or above the $100k desk floor. Booking history explains the operation. It does not replace the baseline. If that rent will not carry the payment, or the house is not a rental file yet, the hold is an interest-only bridge, one form of bridge loans for LLC investors. A bridge does not become the DSCR loan.
When it works, and when it is a no
It can work when you will not occupy the property, you close in an entity, the figure you can defend is a long-term lease or market rent, you can carry the payment, and the request is at or above the $100k desk floor. It is a no when you will live there, when the income is a projection or a manufactured lease, when only a peak season makes the payment work, when the unit is mid-rehab, or when the request is under that floor.
What this desk is — and is not
The property can be in any state we can close. We do not publish an office address. This is a national desk, not a city page. Terms vary by lender, property, and borrower entity. Not available in every state. We will not invent a rate, a credit cutoff, a leverage figure, or a ratio threshold.
Business-purpose only. Borrowers close in an entity. If you will live in the property, this site is the wrong desk. We do not warehouse the loan. We are not a bank, and we are not an NMLS-licensed consumer mortgage lender.
How to put the file here
- Confirm it is a rental you will not occupy. If you will live in it, stop.
- Entity ready to close. An LLC or other business that can take title and the loan.
- The income, as it is. Booking history and platform statements if they exist. A long-term lease or appraisal rent schedule either way. Taxes, insurance, and unit count.
- The bank’s no, if you have one. Name it. If you need time because it is not a rental file yet, read the interest-only bridge note before you call it DSCR.
- Apply. Same intake as the rest of Funded Funding: the application. Apply here if the question is nightly income versus a long-term DSCR read.
Frequently asked questions
Can short-term rental income be used on a DSCR file?
It can support the file when you will not occupy the property and the loan is business-purpose in an entity. Lenders typically still use a long-term lease or market rent as the baseline. A peak month or a projection is not that baseline. This page does not publish a ratio cutoff.
What documents help a lender read short-term income?
Booking history with dates and gross receipts, platform statements with payouts and fees, and a long-term rent comparable such as an appraisal rent schedule. Bring entity documents for the LLC that will close, plus taxes and insurance that match the use. If you will live there, do not send the file.
Why is the long-term read often the conservative baseline?
Nightly revenue moves with the season, cancellations, and rules. A long-term lease or market rent is what a twelve-month tenant would pay if that operation stopped. Lenders typically underwrite the figure that still works without assuming the busy months. Terms vary by lender.
What if the property could be a short-term rental but has no booking history?
There is no short-term income to read yet. Use a signed long-term lease if you have one, or market rent on an appraisal rent schedule if you do not. A pro forma of future nights is not history. Do not write a projection in as if the nights were already booked.
When does private money fit if a bank will not read the file?
When the bank's no is the box and a long-term rent is still defensible on a business-purpose rental in an entity. Private money does not turn a projection into income. If that rent will not carry the payment, or the house is not a rental file yet, a bridge may be the hold. A bridge does not become the DSCR loan.
What is the minimum to fund, and who closes?
The desk floor is $100k. Files under that are not this desk. Borrowers close in an LLC or another business entity. The loan is business-purpose. If you will live in the property, this site is the wrong desk.
Ready to get funded?
If you have an LLC, a rental you will not occupy, and a long-term rent you can defend, send the file. Include booking history when the short-term operation is real. A made-up calendar is not a file. No fake funded counts. No stock testimonials. No owner-occupied loans.
Ready to get funded?
Apply on the same intake we use live, or call or text (520) 552-7065.