Spreads calibrated against actual funded quotes. Hit ↻ Pull Live next to the Treasury field to auto-fill today's 10-Year yield, or 📈 Look Up to grab it manually.
Lender Points by Credit Score
Typical origination points added by lender based on FICO tier
Credit Score
Points (70% LTV)
Points (75% LTV)
Points (80% LTV)
760+ Best pricing
0.00 – 0.25
0.25 – 0.50
0.50 – 0.75
740 – 759
0.25 – 0.50
0.50 – 0.75
0.75 – 1.00
720 – 739
0.50 – 0.75
0.75 – 1.00
1.00 – 1.25
700 – 719
0.75 – 1.00
1.00 – 1.25
1.25 – 1.50
680 – 699
1.00 – 1.50
1.50 – 2.00
2.00 – 2.50
660 – 679
1.50 – 2.00
2.00 – 2.50
2.50 – 3.00
640 – 659
2.00 – 2.75
2.75 – 3.25
3.25 – 3.75
Below 640 Lender review req.
3.00+
3.50+
4.00+
How to use on the call: Points are baked into the rate the borrower sees — they don't pay them separately. Use this to explain why a 680 borrower gets a higher rate than a 760 borrower on the same property.
Ranges are estimates based on typical Non-QM DSCR lender pricing. Actual points vary by lender, product, and lock period. Always confirm with live pricing sheet.
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? What Does This Mean?
📈 10-Year Treasury
This is the interest rate the U.S. government pays when it borrows money for 10 years. It moves every day based on the economy. Mortgage lenders use it as the starting point for pricing loans — then they stack their fees on top of it. The higher the Treasury, the higher your rate.
📊 The Spread
The spread is what the lender adds on top of the Treasury to make their profit and cover their risk. A borrower with a 760 credit score gets a smaller spread than a 680 because they're less likely to miss payments. Lower LTV also means a smaller spread — less money borrowed against the property = less risk.
🏠 DSCR
Debt Service Coverage Ratio. Simple version: does the rent cover the mortgage? If your property rents for $2,000/mo and the mortgage is $1,600/mo, your DSCR is 1.25. Anything above 1.0 means the property pays for itself. Below 1.0 means it doesn't — and lenders charge more for that risk.
🏦 Escrow / Impound Account
With impound, the lender collects 1/12 of your annual property taxes and insurance with each monthly payment and pays those bills for you — that is your PITI payment. Without impound, you pay taxes and insurance directly to the county/insurer yourself — your quoted payment is PI only. Most DSCR lenders allow the choice; some add 0.125–0.25% to the rate for no-impound. This tool never adds that automatically — confirm on the actual rate sheet before quoting.
⏳ Prepayment Penalty (PPP)
If you pay off or refinance the loan early, the lender loses future interest income. A prepayment penalty protects them. The trade: you agree to keep the loan for 3 or 5 years, and the lender gives you a lower rate. No PPP = more flexibility but ~0.375% higher rate. Most buy-and-hold investors take the PPP because they're not going anywhere.
📐 LTV (Loan-to-Value)
What percentage of the property value you're borrowing. A $300,000 loan on a $400,000 property is 75% LTV. The lower the LTV, the less risk for the lender, and the better your rate. Cash-out refis are capped at 70–75% LTV because the lender wants a cushion of equity in the property.
💰 Rate Buydown
Paying money upfront to get a lower interest rate. One point = 1% of the loan amount = roughly 0.25% off the rate. So on a $300K loan, paying $3,000 upfront (1 point) drops your rate by about 0.25%. The breakeven is how many months of lower payments it takes to recoup what you paid.
🪣 The Three Buckets
Bucket 1 — Our fees: Broker comp and processing. Usually rolled into the loan.
Bucket 2 — Third-party fees: Lender, title, appraisal, recording. Deducted from cash payout on a refi.
Bucket 3 — Taxes, insurance, prepaids: Required by every lender on every deal. Not negotiable.
💵 Cash to Borrower
On a cash-out refi, this is the check you walk away with after the loan pays off your existing balance and all closing costs are deducted. On a purchase, it flips to cash needed — what you need to bring to closing.
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Say This First
Three Buckets Script
Before the quote lands in their inbox
Say word for word →
"When you open this email, you're going to see a lot of big numbers. Here's what they mean before you open it.
There are three buckets. The first bucket is our fees — those can usually be rolled into the loan. The second bucket is lender, title, and appraisal fees — also normally deducted from your cash payout. The third bucket is taxes, insurance, and prepaids — standard on every real estate transaction.
Your out-of-pocket today is just $99 for the credit report. Does that make sense before I send this over?"
I said the Three Buckets script — they understand the fees before I send this.