Loan Scenario:

American Heritage Lending funded an $82,400 DSCR purchase loan on a single-family detached home in Texas City, Texas, helping an investor add a cash-flowing rental along Galveston Bay. The property appraised at $105,000, so the loan closed at 80% loan-to-value on a 30-Year term. Qualification came from the property’s rental income rather than the borrower’s personal earnings, and the rent covers the note at a strong 1.498 DSCR. That is healthy coverage, well above breakeven, which gives the debt real cushion while the investor holds for the long term. A fixed 30-year note locks the payment in place, so the spread between rent and debt service stays clear over the hold. For someone already running a portfolio of five properties, skipping tax returns and work papers keeps the acquisition simple and the closing quick.

Texas City is a heavy-industry town on the mainland side of Galveston Bay, roughly 40 miles southeast of Houston. Its economy runs on petrochemicals and refining. Marathon Petroleum’s Galveston Bay Refinery is one of the largest in the United States, and Valero and Dow operate major plants along the industrial complex. College of the Mainland adds a community-college workforce pipeline, and the city’s port and the nearby Texas City Dike support marine and logistics jobs tied to the bay. Those plants employ thousands of operators, contractors, and engineers who need housing close to the job, and the frequent turnaround and maintenance projects bring in waves of temporary contract labor on top of the permanent workforce. Modest single-family homes rent quickly to that base. Notably, prices here sit well below Houston and much of the Galveston coast, which keeps entry-level rentals affordable and consistently occupied.

Overall, this deal shows how American Heritage Lending backs investors with practical DSCR financing. Strong coverage, income-qualified underwriting, and a fixed 30-year payment give the borrower a durable buy-and-hold in a market anchored by industry.

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