Loan Scenario:

American Heritage Lending backed a newer investor with a $169,000 DSCR cash-out refinance on a single-family detached home in Denison, Texas, freeing up equity from a buy-and-hold rental. The property appraised at $260,000, so the loan closed at 65% loan-to-value on a 30-Year term, a conservative draw that leaves a healthy equity cushion in place. This funded as a True Zero Point Loan, keeping the cost of accessing that capital low.

Qualification came from the property’s rental income rather than the borrower’s personal earnings, and the rent covers the note at a 1.098 DSCR. That coverage clears the debt while the investor pulls cash to redeploy, all without tax returns or traditional income documentation. For a newer operator, a fixed 30-year structure turns the refinance into a stable, long-term hold.

Denison sits on the Red River in Grayson County, at the northern edge of the Texoma region about an hour north of the Dallas–Fort Worth metroplex. The area is in the middle of a semiconductor boom: Texas Instruments broke ground on a roughly $30 billion wafer-fabrication campus in neighboring Sherman, and GlobiWafers is building a silicon-wafer plant nearby, drawing thousands of construction and manufacturing jobs to Grayson County. Denison itself — birthplace of President Dwight Eisenhower — offers housing well below DFW pricing, pulling in workers who want to stay ahead of that growth. Lake Texoma and the Red River corridor add recreation and steady in-migration, and land buyers and homebuilders have been moving into the county to get ahead of the manufacturing wave. That combination of chip-driven job creation, spillover from Dallas–Fort Worth, and Texoma affordability keeps single-family rentals in steady demand.

Overall, this deal shows how American Heritage Lending backs investors with practical DSCR financing. Measured leverage, income-qualified underwriting, and a fixed payment give the borrower usable equity and a clean path to keep holding a well-located rental in a fast-growing county.

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