Florida DSCR, Hard Money, Fix & Flip, Construction & Multifamily Loans
Florida (FL) Underwriting Snapshot (BLUF): Wholesale business-purpose investment property loans in Florida utilize Judicial (Circuit Court Foreclosure Action) security instruments, with an average non-homestead effective property tax rate of 0.86%, a median 1–4 unit investment home price of $435,000 (median rent $3,350/mo), and 5+ unit multifamily market rents averaging $1,890/door. Arranged by Loan Daddy LLC (NMLS #2827624).
SECURITY INSTRUMENT
Judicial (Circuit Court Foreclosure Action)EFFECTIVE PROPERTY TAX
0.86% Avg ($312/mo)MEDIAN 1–4 UNIT PRICE & RENT
$435,000 · $3,350/mo5+ UNIT MULTIFAMILY RENT
$1,890/door/moFlorida Pre-Populated Underwriting Terminal
1–4 Unit PITIA vs. 5–25+ Unit Commercial NOI Simulator
Loan Daddy LLC · NMLS #2827624 · AZ CMB #CMB-2016143 · Canonical Integer _cents & _bps Engine
Price/Door: $435,000·Loan/Door: $326,250·Avg Rent/Door: $3,350/mo
Prepayment Stepdown Structure
Amortization & FICO Tier
Calculated DSCR Coverage Ratio
1.31xCanonical:
131 bps · 7500 bps LTV · 6625 bps RateTier-1 Institutional (1.25x+ — Max LTV & Best Pricing)
Loan Amount (75% LTV)$326,25032,625,000 _cents
Monthly P&I Debt Service$2,089/mo@ 6.625% Note Rate
Total Monthly PITIA$2,553/moTax: $312 · Ins: $152
Net Monthly Cash Flow+$797/mo$9,564/yr net
Wholesale PPE Multi-Option Execution Comparison (Borrower-Paid 2.000% Default · 39 Wholesale Lenders)
| Execution Option | Prepay Structure | Est. Note Rate | Prepay Price Credit | Monthly Debt Service | DSCR Ratio |
|---|---|---|---|---|---|
| Option A: Lowest Rate (60-Mo Stepdown) | 5-4-3-2-1 | 6.625% | -100 bps (-1.000 pt) | $2,553/mo | 1.31x |
| Option B: Balanced Par (36-Mo Stepdown) | 3-2-1 | 6.875% | -75 bps (-0.750 pt) | $2,607/mo | 1.28x |
| Option C: Max Cash Flow (10-Yr Interest-Only) | 3-2-1 IO | 7.000% | +38 bps IO LLPA | $2,367/mo | 1.42x |
Many DSCR lenders focus on the property's rent, not your tax returns. Not all applicants will qualify; terms vary by lender.
Florida Cities with Population ≥ 50,000 (61 Markets)
Click any Florida city below to open its localized DSCR & Commercial Multifamily underwriting desk with county property tax rates, median rent benchmarks, and a pre-populated city deal calculator:
| City (FL) | County | 2026 Est. Pop | Effective Tax Rate | Median 1–4 Unit Price | Median Monthly Rent | 5+ Unit Rent/Door |
|---|---|---|---|---|---|---|
| Jacksonville, FL → | DUVAL County County | 918,415 | 0.86% | $515,000 | $3,950/mo | $2,225/door |
| Miami, FL → | MIAMI-DADE County County | 455,239 | 0.86% | $470,000 | $3,600/mo | $2,050/door |
| Tampa, FL → | HILLSBOROUGH County County | 384,723 | 0.88% | $475,000 | $3,650/mo | $2,050/door |
| Orlando, FL → | ORANGE County County | 278,476 | 0.93% | $490,000 | $3,750/mo | $2,125/door |
| St. Petersburg, FL → | St. Petersburg Metro County County | 272,160 | 0.88% | $505,000 | $3,850/mo | $2,175/door |
| Hialeah, FL → | MIAMI-DADE County County | 254,399 | 0.84% | $435,000 | $3,400/mo | $1,925/door |
| Tallahassee, FL → | LEON County County | 203,188 | 0.86% | $440,000 | $3,450/mo | $1,950/door |
| Fort Lauderdale, FL → | BROWARD County County | 187,904 | 0.83% | $430,000 | $3,350/mo | $1,900/door |
| Port St. Lucie, FL → | Port St. Lucie Metro County County | 186,407 | 0.89% | $510,000 | $3,850/mo | $2,175/door |
| Cape Coral, FL → | LEE County County | 180,756 | 0.89% | $510,000 | $3,850/mo | $2,175/door |
| Pembroke Pines, FL → | BROWARD County County | 176,939 | 0.89% | $510,000 | $3,850/mo | $2,175/door |
| Hollywood, FL → | BROWARD County County | 159,713 | 0.91% | $485,000 | $3,750/mo | $2,100/door |
| Miramar, FL → | Miramar Metro County County | 142,014 | 0.88% | $425,000 | $3,250/mo | $1,825/door |
| Gainesville, FL → | ALACHUA County County | 138,962 | 0.88% | $425,000 | $3,250/mo | $1,825/door |
| Coral Springs, FL → | BROWARD County County | 137,998 | 0.86% | $420,000 | $3,200/mo | $1,825/door |
| Miami Gardens, FL → | MIAMI-DADE County County | 121,402 | 0.86% | $420,000 | $3,200/mo | $1,825/door |
| Clearwater, FL → | PINELLAS County County | 119,576 | 0.83% | $385,000 | $3,000/mo | $1,675/door |
| Palm Bay, FL → | BREVARD County County | 114,339 | 0.86% | $395,000 | $3,050/mo | $1,725/door |
| Pompano Beach, FL → | BROWARD County County | 113,807 | 0.88% | $450,000 | $3,400/mo | $1,925/door |
| West Palm Beach, FL → | PALM BEACH County County | 111,655 | 0.88% | $425,000 | $3,250/mo | $1,825/door |
| Lakeland, FL → | POLK County County | 109,774 | 0.86% | $395,000 | $3,050/mo | $1,725/door |
| Davie, FL → | Davie Metro County County | 105,545 | 0.84% | $415,000 | $3,200/mo | $1,800/door |
| Miami Beach, FL → | MIAMI-DADE County County | 99,218 | 0.93% | $440,000 | $3,350/mo | $1,875/door |
| Plantation, FL → | BROWARD County County | 98,392 | 0.93% | $440,000 | $3,350/mo | $1,875/door |
| Sunrise, FL → | Sunrise Metro County County | 98,226 | 0.91% | $435,000 | $3,300/mo | $1,875/door |
| Boca Raton, FL → | PALM BEACH County County | 97,454 | 0.86% | $395,000 | $3,050/mo | $1,725/door |
| Deltona, FL → | VOLUSIA County County | 94,056 | 0.84% | $390,000 | $3,000/mo | $1,700/door |
| Palm Coast, FL → | FLAGLER County County | 85,827 | 0.93% | $440,000 | $3,350/mo | $1,875/door |
| Largo, FL → | PINELLAS County County | 85,466 | 0.83% | $410,000 | $3,150/mo | $1,775/door |
| Deerfield Beach, FL → | BROWARD County County | 85,065 | 0.93% | $440,000 | $3,350/mo | $1,875/door |
| Melbourne, FL → | BREVARD County County | 84,484 | 0.89% | $455,000 | $3,450/mo | $1,950/door |
| Boynton Beach, FL → | PALM BEACH County County | 77,496 | 0.86% | $395,000 | $3,050/mo | $1,725/door |
| Lauderhill, FL → | Lauderhill Metro County County | 76,096 | 0.83% | $410,000 | $3,150/mo | $1,775/door |
| Weston, FL → | Weston Metro County County | 74,543 | 0.86% | $445,000 | $3,400/mo | $1,900/door |
| Fort Myers, FL → | LEE County County | 74,327 | 0.86% | $445,000 | $3,400/mo | $1,900/door |
| Kissimmee, FL → | OSCEOLA County County | 71,039 | 0.88% | $450,000 | $3,400/mo | $1,925/door |
| Homestead, FL → | MIAMI-DADE County County | 69,846 | 0.79% | $400,000 | $3,100/mo | $1,750/door |
| Delray Beach, FL → | PALM BEACH County County | 69,838 | 0.86% | $420,000 | $3,200/mo | $1,825/door |
| Tamarac, FL → | Tamarac Metro County County | 68,839 | 0.86% | $445,000 | $3,400/mo | $1,900/door |
| Daytona Beach, FL → | VOLUSIA County County | 67,924 | 0.89% | $455,000 | $3,450/mo | $1,950/door |
| North Miami, FL → | North Miami Metro County County | 66,498 | 0.84% | $390,000 | $3,000/mo | $1,700/door |
| Wellington, FL → | PALM BEACH County County | 65,620 | 0.93% | $440,000 | $3,350/mo | $1,875/door |
| North Port, FL → | SARASOTA County County | 64,541 | 0.83% | $410,000 | $3,150/mo | $1,775/door |
| St. Cloud, FL → | Osceola County County | 64,200 | 0.88% | $425,000 | $3,250/mo | $1,825/door |
| Jupiter, FL → | PALM BEACH County County | 63,545 | 0.88% | $425,000 | $3,250/mo | $1,825/door |
| Ocala, FL → | MARION County County | 62,640 | 0.89% | $430,000 | $3,300/mo | $1,850/door |
| Port Orange, FL → | VOLUSIA County County | 62,351 | 0.89% | $430,000 | $3,300/mo | $1,850/door |
| Coconut Creek, FL → | BROWARD County County | 61,903 | 0.83% | $385,000 | $3,000/mo | $1,675/door |
| Sanford, FL → | SEMINOLE County County | 61,042 | 0.79% | $400,000 | $3,100/mo | $1,750/door |
| Margate, FL → | BROWARD County County | 60,447 | 0.79% | $400,000 | $3,100/mo | $1,750/door |
| Apopka, FL → | Orange County County | 58,900 | 0.81% | $405,000 | $3,100/mo | $1,750/door |
| Sarasota, FL → | SARASOTA County County | 58,125 | 0.79% | $400,000 | $3,100/mo | $1,750/door |
| Winter Haven, FL → | Polk County County | 57,800 | 0.86% | $420,000 | $3,200/mo | $1,825/door |
| Pensacola, FL → | ESCAMBIA County County | 57,446 | 0.83% | $385,000 | $3,000/mo | $1,675/door |
| Bradenton, FL → | MANATEE County County | 56,422 | 0.84% | $390,000 | $3,000/mo | $1,700/door |
| Palm Beach Gardens, FL → | PALM BEACH County County | 55,262 | 0.83% | $410,000 | $3,150/mo | $1,775/door |
| Doral, FL → | Doral Metro County County | 54,732 | 0.86% | $395,000 | $3,050/mo | $1,725/door |
| Pinellas Park, FL → | PINELLAS County County | 54,498 | 0.84% | $390,000 | $3,000/mo | $1,700/door |
| Coral Gables, FL → | MIAMI-DADE County County | 54,098 | 0.81% | $405,000 | $3,100/mo | $1,750/door |
| Bonita Springs, FL → | LEE County County | 51,826 | 0.86% | $420,000 | $3,200/mo | $1,825/door |
| Clermont, FL → | Lake County County | 51,200 | 0.84% | $415,000 | $3,200/mo | $1,800/door |