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  Capire i punti nei prestiti DSCR: uno studio di caso con termini reali

  Pubblicato da Lior Lustig il 24 aprile alle 20:04

  Capire i punti nei prestiti DSCR: uno studio di caso con termini reali

  When real estate investor Niv approached us at Nadlan Capital Group with questions about mortgage “points,” he wasn’t alone. Many borrowers – especially those using Prestiti DSCR (rapporto di copertura del servizio del debito) – want to better understand this concept and how it impacts their investment strategy.

  Let’s break it down simply and clearly.

  🔹 What Are “Points” in a DSCR Loan?

  In mortgage lending, punti sono interessi anticipati. Each point equals 1% dell'importo del prestito and is typically paid at closing. Borrowers often use points to “buy down” their interest rate – meaning they pay more upfront to reduce their monthly payment over the loan’s life.

  Paying points:

  • Riduce il tasso d'interesse

  • Abbassa il monthly P&I payment

  • Migliora il DSCR (Debt Service Coverage Ratio)

  • Richiede di più cash upfront

  • Only makes sense if you plan to hold the property long enough to break even

  🔹 The Break-Even Concept

  A borrower should calculate the punto di pareggio – the number of years it takes for the monthly savings from the lower interest rate to repay the upfront cost of the points.

  Here’s an example based on a $300,000 loan:

  This demonstrates how points reduce your monthly payment but increase your upfront cost. If you sell or refinance the property before the break-even point, paying for points might not make sense.

  🔹 Real Example: Niv’s DSCR Loan Terms

  Di seguito è riportato un real offer Niv received for a $93,000 DSCR loan. The table shows how the interest rate, monthly PITIA (principal, interest, taxes, insurance, and association), and DSCR change depending on how many points he pays.

  We can clearly see that the more points Niv pays, the lower his rate and the better his DSCR. But since the break-even point is fairly consistent around 4.4 to 4.5 years, it only makes sense to pay for points if he plans to keep the property longer than that.

  🔹 When Should You Pay for Points?

  You should consider buying down the rate if:

  • You plan to hold the property for oltre 4.5 anni

  • Si vuole improve your DSCR to qualify for better terms

  • Hai enough capital to pay the points upfront

  You should skip paying for points if:

  • Hai intenzione di sell or refinance within 3–4 years

  • You’re short on upfront capital

  • The rate improvement is minimal compared to the cost

  🔹 Final Thoughts

  Understanding how points work is essential when evaluating DSCR loans. In Niv’s case, the detailed pricing helped him make an informed decision based on his cash flow, break-even point, and long-term investment goals.

  At Nadlan Capital Group, we help investors like Niv choose the most strategic option – by running auctions between over 3,000 lenders to get the best possible terms.

  📞 Want help optimizing your next loan?
  Visita https://nadlancapitalgroup.com or schedule a consultation with our team of experts.

  

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  Lior Lustig ha risposto settimane 4, 1 giorni fa Iscritto 1 · Risposte 0

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