DSCR investment property loans across Sacramento & the Central Valley — qualify on the property's rental cash flow rather than your personal income. Rental conditions for 25 cities below.
Income = the property
Personal income optional
Cities covered
Grow your holdings
DSCR stands for Debt-Service Coverage Ratio. A DSCR loan qualifies an investment property based on whether its rental income covers the mortgage payment, rather than on your personal income. A DSCR of 1.0 means rent equals the payment; higher ratios indicate stronger cash flow.
DSCR loans are non-conforming investor loans and are not capped by the conforming limit. Across Sacramento & the Central Valley the 2026 one-unit conforming limit runs $832,750 — a useful benchmark when you size a purchase, even though it does not bind a DSCR loan.
Typical home values are Zillow Home Value Index (ZHVI) figures for June 2026, rounded. Provided as a market reference for general education only; not an appraisal or valuation of any specific property.
| City | County | Typical value approx., mid-2026 | 2026 conforming limit |
|---|---|---|---|
| Auburn | Placer | $640K | $832,750 |
| Bakersfield | Kern | $390K | $832,750 |
| Ceres | Stanislaus | $460K | $832,750 |
| Citrus Heights | Sacramento | $480K | $832,750 |
| Davis | Yolo | $850K | $832,750 |
| El Dorado Hills | El Dorado | $920K | $832,750 |
| Elk Grove | Sacramento | $640K | $832,750 |
| Folsom | Sacramento | $770K | $832,750 |
| Lincoln | Placer | $650K | $832,750 |
| Lodi | San Joaquin | $520K | $832,750 |
| Los Banos | Merced | $460K | $832,750 |
| Manteca | San Joaquin | $590K | $832,750 |
| Merced | Merced | $400K | $832,750 |
| Modesto | Stanislaus | $450K | $832,750 |
| Placerville | El Dorado | $540K | $832,750 |
| Rancho Cordova | Sacramento | $540K | $832,750 |
| Rocklin | Placer | $700K | $832,750 |
| Roseville | Placer | $650K | $832,750 |
| Sacramento | Sacramento | $480K | $832,750 |
| Stockton | San Joaquin | $430K | $832,750 |
| Tehachapi | Kern | $430K | $832,750 |
| Tracy | San Joaquin | $690K | $832,750 |
| Turlock | Stanislaus | $490K | $832,750 |
| West Sacramento | Yolo | $530K | $832,750 |
| Woodland | Yolo | $560K | $832,750 |
Auburn. Auburn's historic Gold Country charm and foothill setting support steady rental demand, a balanced Placer County DSCR profile.
Bakersfield. Bakersfield's low prices and steady energy-and-agriculture employment produce some of California's most favorable rent-to-price ratios, a top market for DSCR cash flow.
Ceres. Ceres' affordable prices and agricultural-valley demand produce strong rent-to-price ratios, a favorable Stanislaus County DSCR cash-flow market.
Citrus Heights. Citrus Heights' affordable suburban prices and steady demand produce favorable rent-to-price ratios, a strong Sacramento-area DSCR cash-flow market.
Davis. Davis' large university population anchors deep, year-round rental demand, one of the Sacramento region's most reliable DSCR markets for occupancy.
El Dorado Hills. El Dorado Hills' top schools and affluent master-planned neighborhoods support strong upscale rental demand, a premium Sacramento-area DSCR profile.
Elk Grove. Elk Grove's family neighborhoods, strong schools, and new housing growth support steady rental demand, a dependable Sacramento-area DSCR profile.
Folsom. Folsom's top schools, tech employers, and lakeside appeal support steady upscale rental demand, a stable Sacramento-area DSCR profile.
Lincoln. Lincoln's new master-planned and active-adult communities support steady rental demand, a favorable Placer County DSCR cash-flow market.
Lodi. Lodi's wine-country economy and small-city appeal support steady rental demand at accessible prices, a favorable San Joaquin County DSCR cash-flow market.
Los Banos. Los Banos' low prices and Bay Area commuter growth support steady rental demand, a favorable Merced County DSCR cash-flow market.
Manteca. Manteca's new housing growth and Central Valley commuter appeal support steady rental demand, a favorable San Joaquin County DSCR cash-flow market.
Merced. Merced's growing UC campus anchors year-round rental demand at low prices, producing some of California's most favorable rent-to-price ratios for DSCR investors.
Modesto. Modesto's agricultural economy and affordable prices produce favorable rent-to-price ratios, a strong Central Valley DSCR cash-flow market.
Placerville. Placerville's historic Gold Country appeal and foothill setting support steady rental demand at accessible prices, a favorable El Dorado County DSCR cash-flow market.
Rancho Cordova. Rancho Cordova's business parks, new housing, and accessible prices support steady rental demand, a favorable Sacramento-area DSCR cash-flow market.
Rocklin. Rocklin's top schools and family-oriented neighborhoods support steady rental demand, a stable Placer County DSCR profile.
Roseville. Roseville's strong schools, retail hubs, and family neighborhoods support steady rental demand, a dependable Placer County DSCR profile.
Sacramento. As the state capital with deep government, healthcare, and university employment, Sacramento offers broad tenant demand and favorable rent-to-price ratios, a strong DSCR market.
Stockton. Stockton's low prices, port economy, and Bay Area commuter demand produce some of Northern California's most favorable rent-to-price ratios, a strong DSCR cash-flow market.
Tehachapi. Tehachapi's mountain-town appeal and affordable prices support steady rental demand, a favorable DSCR cash-flow profile in eastern Kern County.
Tracy. Tracy's Bay Area commuter appeal and new housing growth support steady rental demand, a favorable San Joaquin County DSCR cash-flow market.
Turlock. Turlock's university presence and agricultural economy support steady rental demand at accessible prices, a favorable Stanislaus County DSCR cash-flow market.
West Sacramento. West Sacramento's riverfront redevelopment and proximity to downtown Sacramento support steady rental demand, a favorable Yolo County DSCR cash-flow market.
Woodland. Woodland's agricultural economy, historic downtown, and accessible prices support steady rental demand, a favorable Yolo County DSCR cash-flow market.
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