Co-Living & STR Blueprint · 75% – 80% LTV · Arizona Private Money Lenders — Compare 2,404 Wholesale Bridge, Infill Lot & Construction Shelves
PadSplit & By-the-Bed Co-Living DSCR Yield Strategy
Direct Strategy Summary: By-the-bed co-living (PadSplit, Alcove, Bungalow) converts oversized 4–8 bedroom single-family homes into workforce rooming residences generating 1.8x–2.4x conventional Form 1007 single-family market rent while qualifying on standard 1–4 unit DSCR credit boxes.
Base Appraisal Qualification
Form 1007 Market Rent ≥ 1.00x
Ensures smooth closing as a standard 1–4u SFR without commercial rooming-house overlays.
Actual Co-Living Cash Flow
$750–$950 / Bedroom / Mo
Weekly member collections often push actual operational DSCR above 1.75x–2.20x.
Exit & Refinance Treatment
12-Mo PadSplit Host Ledger
Specialty Non-QM conduits credit up to 100% of trailing 12-month co-living collections.
Target Property Profile
2,200+ SqFt · 5–8 Bedrooms
Transit-accessible workforce corridors with no HOA room-rental restrictions.
Step-by-Step Underwriting & Execution Sequence
STEP 01
Acquire High-Square-Footage SFR Outside Restrictive HOAs
Target 4+ bedroom properties with bonus rooms, dining rooms, or basements convertible to 6–8 bedrooms.
STEP 02
Qualify Acquisition on Baseline Form 1007 SFR Rent
Close with 80% LTV 30-year DSCR financing based on standard single-family market rent.
STEP 03
Complete Bedroom Conversion, Smart Locks & Life-Safety
Install interconnected smoke/CO detectors, egress windows, smart locks, and utility monitoring.
Frequently Asked Underwriting Questions
Does converting a home to PadSplit trigger a commercial mortgage classification?
When structured inside municipal single-family occupancy rules and underwritten at acquisition on Form 1007 SFR market rent, the asset qualifies under 1–4 unit residential DSCR pricing.
How much higher is PadSplit gross revenue compared to a traditional long-term lease?
Converting a 4-bedroom home into a 7-bedroom co-living layout typically increases gross revenue by 65%–110%, net of utilities and platform fees.