DSCR Property Research — California

10 Potential CA DSCR Properties

Antelope Valley (Lancaster) + Moreno Valley · Sourced from Zillow · May 30, 2026

⚠️ Important Context Before You Read This California's rent-to-price ratio makes DSCR math significantly harder than Memphis. At 6.5% rates, most CA properties — even in the most affordable inland markets — produce DSCR ratios below 1.0 at typical market rents. Only the cheapest Antelope Valley properties marginally qualify. Memphis produces DSCR of 1.3–1.55. California produces 0.8–1.1 on the same math. See the comparison at the bottom.
Down Payment
25%
Interest Rate
6.5% (30yr)
CA Property Tax
~1.2% annual
Insurance Est.
$150/mo
DSCR Target
1.25+ preferred
Markets
Lancaster + MoVal
✅ Works (Marginally) — Best CA DSCR Options
1
43424 20th St W, Lancaster, CA 93534
Antelope Valley · West Lancaster
$284,900
BEST CA PICK
Beds/Baths
3 bd / 2 ba
Sq Ft
1,380 sqft
Down (25%)
$71,225
Loan
$213,675
P+I / mo
$1,350
Tax + Ins
$435
PITIA / mo
$1,785
Est. Rent
$1,800–$2,000
DSCR at $1,800 rent
1.01 → 1.12 at $2,000 rent
Cheapest property on the list — only one that gets close to 1.0 DSCR at current rents. Barely clears the line. Most aggressive DSCR lenders will approve at 1.0. To hit 1.25 you'd need $2,230/mo rent — achievable for a renovated/upgraded 3BR in Lancaster.
2
23002½ W Avenue D15, Lancaster, CA 93536
Antelope Valley · West Lancaster — Price cut $16K on 5/4
$324,000
WORKS
Beds/Baths
4 bd / 3 ba
Sq Ft
1,876 sqft
Down (25%)
$81,000
Loan
$243,000
P+I / mo
$1,536
Tax + Ins
$539
PITIA / mo
$2,075
Est. Rent
$2,100–$2,400
DSCR at $2,100 rent
1.01 → 1.16 at $2,400 rent
4bd/3ba at 1,876 sqft with a recent $16K price cut — motivated seller. Best size-to-price ratio on the list. A 4BR commands top rents in the AV. If you can push rent to $2,400+, the DSCR improves. Has "Expansive acres" tag on Zillow — extra land = potential for ADU or outbuilding.
⚠️ Borderline — Possible With Strong Rent or Lower Rate
3
40991 179th St E, Lancaster, CA 93535
East Lancaster · 93535
$359,000
BORDERLINE
Beds/Baths
4 bd / 2 ba
Sq Ft
1,384 sqft
Down (25%)
$89,750
PITIA / mo
$2,279
Est. Rent (4bd)
$2,100–$2,400
DSCR at $2,100 rent
0.92 → 1.05 at $2,400 rent
4BD but only 1,384 sqft — odd configuration. Rent ceiling lower than a larger 4BD. Needs $2,400+ rent to hit 1.05. Not a recommended DSCR play at this price.
4
2856 Dartmouth Dr, Lancaster, CA 93536
West Lancaster · 93536
$349,950
BORDERLINE
Beds/Baths
3 bd / 2 ba
Sq Ft
1,314 sqft
Down (25%)
$87,488
PITIA / mo
$2,221
Est. Rent
$1,900–$2,200
DSCR at $1,900 rent
0.86 → 0.99 at $2,200 rent
16 days on Zillow — some market time. 3BD/2BA at 1,314 sqft can't command rent high enough to cover PITIA at this price. Needs to come down ~$30K to work as a DSCR deal.
5
2335 Langhorn St, Lancaster, CA 93535
East Lancaster · 93535
$399,900
BORDERLINE
Beds/Baths
4 bd / 3 ba
Sq Ft
1,860 sqft
Down (25%)
$99,975
PITIA / mo
$2,527
Est. Rent (4bd)
$2,200–$2,600
DSCR at $2,200 rent
0.87 → 1.03 at $2,600 rent
56 days on Zillow — definitely negotiable. If you could negotiate to $350K, DSCR at $2,500 rent = 1.16. Tagged "Spacious layout." Best case with negotiation and strong rent it could work.
❌ Fails DSCR at Current Price + Market Rents
6
41048 173rd St E, Lancaster, CA 93535
East Lancaster · 93535
$379,990
FAILS
Beds/Baths
3 bd / 2 ba
Sq Ft
1,296 sqft
PITIA / mo
$2,406
Est. Rent
$1,900–$2,200
DSCR at $2,200 rent
0.79 → 0.91 at $2,200 rent
3BD/2BA at 1,296 sqft — can't command rent to cover PITIA. Fails by ~$200/mo even at optimistic rents.
7
1274 W Avenue H12, Lancaster, CA 93534
West Lancaster · 93534
$380,000
FAILS
Beds/Baths
3 bd / 2 ba
Sq Ft
1,500 sqft
PITIA / mo
$2,407
Est. Rent
$2,000–$2,300
DSCR at $2,000 rent
0.83 → 0.96 at $2,300 rent
Tagged "Spacious layout." Good size but $380K is too expensive relative to achievable rents. Needs to be ~$320K to work.
8
1015 Caperton St, Lancaster, CA 93535
East Lancaster · 93535
$369,900
FAILS
Beds/Baths
3 bd / 1 ba
Sq Ft
989 sqft
PITIA / mo
$2,340
Est. Rent
$1,700–$1,900
DSCR at $1,800 rent
0.77 — hardest fail on the list
3BD/1BA at 989 sqft for $369K. Small size caps the rent ceiling badly. Worst value on the list for DSCR purposes.
9
5122 W Avenue L10, Lancaster, CA 93536
West Lancaster · 93536
$399,000
FAILS
Beds/Baths
3 bd / 2 ba
Sq Ft
1,215 sqft
PITIA / mo
$2,521
Est. Rent
$1,900–$2,100
DSCR at $2,100 rent
0.75 → 0.83
3BD/2BA at 1,215 sqft for $399K. Small and expensive — the worst DSCR math of the Lancaster SFRs.
10
24361 Weill Ct, Moreno Valley, CA 92553
Moreno Valley · Inland Empire · Open house Sat 5/30
$450,000
FAILS
Beds/Baths
4 bd / 2 ba
Sq Ft
1,740 sqft
Down (25%)
$112,500
PITIA / mo
$2,833
Est. Rent (4bd)
$2,400–$2,700
DSCR at $2,700 rent
0.85 → 0.95 — fails
Even Moreno Valley's most affordable listings at $450K can't clear DSCR. Inland Empire appreciation story is real — but not a DSCR cash flow play at current prices and rates.

Memphis vs California — DSCR Comparison
🏆 Memphis TN — Best Pick
Address1136 Goodman St
Price$109,900
Down (25%)$27,475
PITIA / mo$772
Est. rent$1,100–$1,250
DSCR1.42 – 1.55 ✅
Cash flow / mo~$328–$478
California — Best Pick
Address43424 20th St W, Lancaster
Price$284,900
Down (25%)$71,225
PITIA / mo$1,785
Est. rent$1,800–$2,000
DSCR1.01 – 1.12 ⚠️
Cash flow / mo~$15–$215
CA requires 2.6× more capital down ($71K vs $27K) to buy a property with far weaker cash flow and DSCR. Memphis wins on every cash flow metric. CA wins on long-term appreciation — but appreciation doesn't qualify a DSCR loan.

The CA DSCR opportunity: You don't need to own CA investment properties to profit from them. As a CA-licensed MLO specializing in DSCR, your market is the LA/CA investors who ARE buying these properties. They need a DSCR specialist. That's you. Use Memphis to build your own portfolio. Use CA to build your origination book.