Loan Scenario:

American Heritage Lending funded an $85,000 DSCR cash-out refinance on a two-unit property in Macon, Georgia, letting a newer investor pull equity out of a stabilized rental while locking in a long-term structure. The property appraised at $150,000, so the loan closed at 56.667% loan-to-value on a 30-year term, conservative leverage that leaves a strong equity cushion in place. DSCR is built for this: qualification came from the property’s rental income rather than the borrower’s personal earnings, so the investor skips tax returns and work papers. Here the coverage is especially strong, with the combined rents covering the note at a 2.021 DSCR, more than double the debt service, reflecting a well-performing duplex and low leverage.

Macon anchors Bibb County in the geographic center of Georgia, at the crossroads of Interstates 75 and 16 roughly 80 miles south of Atlanta. Mercer University is a major presence downtown, Atrium Health Navicent runs one of the region’s largest hospital systems, and nearby Robins Air Force Base in Warner Robins is one of the state’s biggest single-site employers, drawing military families, contractors, and civilian personnel who rent across the metro. That mix of education, healthcare, and defense anchors steady tenant demand. Notably, Macon’s cost of living and home prices sit well below Atlanta’s, which keeps rents attainable and small multifamily properties in demand among tenants priced out of the metro.

For a newer investor, a cash-out refinance at this leverage is a clean way to recycle capital into the next deal while keeping a two-unit rental with room to spare on coverage. The fixed 30-year payment locks in predictability against rising rents.

Overall, this deal shows how American Heritage Lending backs investors with practical DSCR financing. Conservative leverage, strong coverage, and a fixed long-term payment give the borrower liquidity to grow while holding a well-located rental in an affordable, employment-anchored market.

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