Current asset-based guidelines, updated from one source.
Four cards and three tables carry every figure an asset-based file turns on, drawn from one source built on the wholesale program sheets: amount, credit, leverage, and the retirement credit in the cards; the account-by-account credit, the depletion haircuts, and the leverage by occupancy in the tables. The prose around them explains how the figures are used.
Up to $4,000,000 on assets alone; $3,500,000 when assets become income
The largest loan on the asset qualifier path is $4,000,000, provided the usable assets equal or exceed it; the asset depletion path tops out at $3,500,000. Neither figure is a quote, and the lender’s own calculation of the usable assets governs the amount.
The asset qualifier path’s published floor; the depletion path follows the suite’s score and amount matrix
The published floor is 600 for the asset qualifier path. The asset depletion path prices by score tier inside the documentation suite’s matrix, and the leverage available at a given score falls as the loan grows. Either way the score is one input among several, settled in underwriting.
That ceiling on a purchase and 75% on a refinance when assets cover the loan; 60% on a depletion cash-out
On the asset qualifier path a purchase reaches 80% of the price and a refinance 75% of the value, on a principal residence or a second home. On the asset depletion path a purchase or rate-and-term refinance reaches the same 80% on those occupancies, and a cash-out refinance stops at 60%.
Credited under 59½, and at 59½ or older, when assets cover the loan; 70% at any age when assets become income
90% under the age line, 100% at or past it: that is how a retirement balance is credited when the assets must cover the loan. When the assets are instead converted into income, the same balance counts at 70% whatever the owner’s age. The difference can decide which path fits.
| Account type | Credit toward the loan |
|---|---|
| Brokerage accounts (stocks, bonds, funds) | 100% of the balance |
| Certificates of deposit | 100% of the balance |
| Money market accounts | 100% of the balance |
| Savings and checking | 100% of the balance |
| Retirement accounts (401(k), IRA) — owner under 59½ | 90% of the balance |
| Retirement accounts (401(k), IRA) — owner 59½ or older | 100% of the balance |
| Account type | Share counted |
|---|---|
| Cash accounts | 100% of the balance |
| Certificates of deposit | 100% of the balance |
| Securities (stocks, bonds, funds) | 80% of the balance |
| Private stock | 75% of the balance |
| Retirement accounts (any age) | 70% of the balance |
| Real-estate equity | 60% of the balance |
| Path and occupancy | Purchase | Rate-and-term | Cash-out |
|---|---|---|---|
| Asset qualifier — primary residence or second home | 80% | 75% | set by the lender |
| Asset depletion — primary residence | 80% | 80% | 60% |
| Asset depletion — second home | 80% | 80% | 60% |
| Asset depletion — investment property | 65% | 65% | 60% |
Two paths behind these pages: on the asset qualifier path the usable assets must equal or exceed the whole loan and no employment or income is documented; on the asset depletion path the usable assets are divided across the published number of months (the table above) into a qualifying income that carries the housing payment and other debts through the debt-to-income test. Reserves are not required on the qualifier path at or below the refinance leverage; the depletion path asks for statements at least one hundred twenty days old plus a current one. Minimum assets on the depletion path: the lesser of one million dollars or one and a quarter times the loan, never below a quarter million liquid when assets are the only income. Lendmire is a broker, not the lender, and the lender is not named.
Current asset-based snapshot · updated October 21, 2026 · a Lendmire loan officer confirms the path, the asset credit, and the leverage for the file before an offer.
Informational only; not a commitment to lend, an approval, or a quote. Every figure on this page is a program parameter read from Lendmire’s guideline source, built on wholesale program sheets, and may change without notice; eligibility, the path, the leverage, and the amount are decided in underwriting. Nothing here is tax or investment advice, and the assets described are never required to be sold or moved by this page. Lendmire is a mortgage broker, not a lender. Licensed in sixteen states for consumer mortgages. NMLS #2371349.
What an asset-based mortgage is — and how the two paths qualify a file.
There are two questions a lender can ask of a balance sheet. Is there enough here to cover the whole loan? Or, spread across a fixed number of months, is there enough here to look like the income the loan needs? The asset qualifier path asks the first and the asset depletion path the second, and a Rochester Hills buyer is qualified on one of them, not both at once.
For the program overview, see Lendmire’s asset-based mortgage program, or the statewide guide at Asset-Based Mortgage in Michigan; for the age rule on retirement withdrawals, see the IRS.
Two paths, one program
The paths also differ in occupancy and purpose. When the assets cover the loan, the program reaches principal residences and second homes, on a purchase or a refinance. When the assets become income, investment property joins the list, and cash-out refinances have a published ceiling. A Rochester Hills buyer with a rental in mind is on the depletion path by definition.
The asset qualifier path
No employment and no income is documented on this path. That is not a loophole; it is the structure. The lender’s ability-to-repay review rests on the assets themselves, which is why they must cover the whole loan rather than a share of it. A Rochester Hills retiree whose statements add up to the loan amount is read on those statements, without a tax return, a pay stub, or a bank statement income calculation.
The asset depletion path
Occupancy widens on this path: principal residences and second homes at the published purchase and rate-and-term leverage, investment property at a lower ceiling, and cash-out refinances at their own ceiling on every occupancy. Cash-out proceeds never count as assets. A Rochester Hills buyer financing a rental on assets is on this path, and a first-time investor needs a stronger score than an owner-occupant.
Seasoning, statements, and what counts
Seasoning means how long the money has been where the statements say it is. On the asset qualifier path, two months of statements for each qualifying account is the rule. On the asset depletion path the lender wants statements at least four months old plus the most recent one, with the sale of a business, an inheritance, or a legal settlement excused from the wait. A Rochester Hills buyer planning a purchase after a liquidity event plans the seasoning first.
Every input below is yours: the Rochester Hills price, the loan, the balances by account type, the owner’s age against the age line, the benchmark, and the carrying costs. The calculator credits the accounts the way the asset qualifier path does, converts them the way the asset depletion path does, and shows the loan against each, with a thirty-year payment at the benchmark for context.
Rochester Hills’ market in figures — and how asset-based lending fits.
A Rochester Hills asset-based loan is sized to a price, and the price is set by the market these figures describe: the population, the median value, the owner share, and the owner-household count from the Census Bureau’s latest estimate. The snapshot above holds the program’s figures; this block holds the market’s.
Citywide figures provide general market context, not an appraisal or an income calculation. These are context figures, not underwriting inputs. A typical value sets the scale of the loan, the ownership share says how many households are likely to be buyers rather than renters, and the owner count says how wide the comparable pool is when the appraisal is written.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Rochester Hills neighborhoods, distinct asset files.
A loan officer sees Rochester Hills as a set of distinct files, not one market. Below are the submarkets where asset-based loans are written most often, with the path, the occupancy, and the appraisal question each one usually raises.
Historic and estate homes
A grand older home in Rochester Hills is an appraisal question first. The asset rules do not change: the usable total is read, the path is chosen, and the loan the leverage allows follows the value the appraiser supports. A margin above the loan protects the path choice. The median owner-occupied home value in Rochester Hills runs near $409,800 on the latest Census estimate.
Rural acreage and farmettes
A farmette near Rochester Hills bought on assets is read in two halves: the accounts, which follow the program’s rules, and the property, which follows the lender’s. Agricultural zoning or use can take a property out of the program regardless of the balance sheet. About 23% of Rochester Hills’ households rent — roughly 6,880 renter households on the latest Census estimate.
Second homes in the area
Rochester Hills’ second homes are bought on assets by households with a residence elsewhere and a portfolio. The asset qualifier path covers the loan when the balances allow; the depletion path converts them when they do not. Roughly 22,606 Rochester Hills households own their homes on the latest Census estimate — 77% of all households, the pool an asset-based purchase joins.
Lakefront and view properties
A Rochester Hills waterfront home bought on assets is a second-home or principal-residence file like any other on the account side. The appraisal and the insurance are the property’s questions; the loan officer orders both early so the leverage and the payment are known before the file is placed. Median household income in Rochester Hills sits near $120,694 on the latest Census estimate.
Newer executive subdivisions
For a Rochester Hills buyer moving into a newer subdivision after a sale, the asset qualifier path reads the proceeds once two months of statements show them, and a supplemented depletion file is the fallback when the proceeds are short. On a home in Rochester Hills priced at or above the median, the asset qualifier path finances up to 80% of the price on a purchase — the balance of the price is the down payment, and the usable assets must cover the loan itself.
The retiree buying on a portfolio
In a smaller market like Rochester Hills the balance sheet often covers the loan outright. When it does not, a supplemented depletion file with the pension and the derived income together is the common answer, with the minimum-assets rule waived. A loan officer runs both versions on the same statements. Rochester Hills is home to about 77K people.
A Rochester Hills loan officer uses submarket knowledge to set expectations about value and comparable sales; the program’s figures are set by the sheets, not by the neighborhood, and every file is held to them.
Four ways Rochester Hills buyers put their assets to work.
The asset-based mortgage does one thing the income programs cannot: it lends to a household whose statements, not its earnings, show the means to repay. Four common Rochester Hills uses follow, each read against the path that usually carries it.
Finance a second home or a rental on assets
For a rental, the asset depletion path is the only path open, at the investment-property leverage, with cash-out at the depletion path’s cash-out ceiling. For a second home, both paths are open. A Rochester Hills loan officer sorts the occupancy first, because it decides the path before the balances are even read.
Buy a home on assets alone, with no income in the file
When the balance sheet covers the loan, a Rochester Hills household keeps the income question out of the file entirely. The lender credits the accounts, confirms the total against the loan, checks the leverage for a purchase, and reads the credit report; reserves are not required at or below the refinance leverage, and the path reaches well into the jumbo range.
Turn a portfolio into qualifying income
When the balances will not cover the loan, the depletion path turns them into a monthly figure instead. For a Rochester Hills buyer that means a longer seasoning, haircuts by account type, retirement balances counted at a flat share regardless of age, and a file that is read like any income file once the income is derived.
Keep the investments invested
Borrowing against the strength of a balance sheet rather than spending it is the program’s quiet use. The Rochester Hills buyer keeps the brokerage account, the retirement accounts, and the savings in place; the lender reads the statements and writes the loan. Which path fits depends on whether the credited total reaches the loan and on the occupancy, since a rental is a depletion file.
Measure a Rochester Hills loan against the assets before requesting a review.
Enter a Rochester Hills price, the loan wanted, and the balances by account type, then choose whether the owner of the retirement accounts is past the age line, and the calculator shows whether the usable assets cover the loan on the asset qualifier path, the largest loan they would cover inside the leverage ceiling, and the monthly income the same accounts would produce on the asset depletion path beside a thirty-year payment at the benchmark.
Rochester Hills asset coverage estimate
A worked Rochester Hills example to start from: price, loan, cash, brokerage, and retirement balances with the owner under the age line. The results show the asset qualifier verdict first and the depletion reading beneath it.
Editable benchmark: 7.40% as of October 15, 2026 · Freddie Mac 30-year average via FRED®. A conventional market reference, not an asset-based mortgage quote.
Illustrative starting assumptions: a $575,000 price above the Rochester Hills median, a loan at seventy percent of the price, a balance sheet split among cash, brokerage, and retirement accounts with the owner under 59½, a thirty-year payment at the current Freddie Mac conforming benchmark, property taxes and insurance estimated for Michigan (U.S. Census Bureau). Every field is editable.
Illustrative estimate only — not a Loan Estimate, approval, quote, or commitment to lend. The credit percentages, the haircuts, and the divisor are wholesale program parameters hydrated from Lendmire’s guideline endpoint; the lender’s own calculation governs, and which accounts count, how they season, and what the age rule allows are settled in underwriting. The rate field carries the weekly Freddie Mac thirty-year conforming benchmark, a market reference and not an asset-based mortgage quote; the terms on an asset-based mortgage are set by the lender at lock. Taxes and insurance are estimates. Nothing here is tax or investment advice.
Same buyer, three ways to document the file.
Three routes to the same closing table, compared on what each one counts: the balance sheet in full, the balance sheet as income, or the deposit history of a business owner. A Rochester Hills loan officer prices the route the file supports best, and the comparison below explains how the choice is made.
Assets that cover the loan, assets as income, or deposits as income.
When the credited balances reach the loan, nothing else about income needs to be shown. The trade is the threshold: the assets must cover the loan itself, not a share of it, and investment property is not on this path. Reserves are not required at or below the refinance leverage, and the file is the statements, the credit report, and the appraisal.
Haircut assets divided by the divisor into a monthly income, then the debt-to-income test with the new payment. Principal residences, second homes, and investment property; purchase, rate-and-term, and cash-out at published ceilings; a minimum-assets rule when the income stands alone; longer seasoning.
A different question entirely: not what the household owns but what the business brings in. The bank statement loan suits the Rochester Hills owner with strong deposits and modest savings, where the asset-based paths suit the household with strong savings and modest deposits. See Lendmire’s bank statement loan program.
Assets that cover the loan, assets that become income, deposits that become income: three answers to one question, and the right one for a Rochester Hills household is read off its statements. The comparison on this page is run for real on every file before the lender’s terms are put in writing. Loans above the conforming limit on documented income: Lendmire’s jumbo loan program.
What to prepare for a Rochester Hills scenario review.
Preparation for a Rochester Hills asset-based review is mostly gathering: the statements for each account, the age of the owner of each retirement account, the credit report, and, on the depletion path, any income the asset income will supplement. The items below are the ones a loan officer asks for first.
This is a general preparation guide, not a universal checklist. The selected lender may request additional information based on the transaction, the property, the path, the accounts, and the credit picture. Nothing here is legal, tax, or investment advice.
Local details that can change the loan.
A handful of details decide whether a Rochester Hills asset-based file closes as planned, closes on a different path, or needs a larger down payment. The lead items below are the age rule on retirement accounts and the seasoning; the others rotate by file.
Use these checks to keep the Rochester Hills file clean and fundable.
Before the statements go in: confirm the retirement credit by age, confirm the seasoning by path, and confirm which accounts the lender counts. A Rochester Hills file that clears those three rarely surprises anyone in underwriting.
- Confirm the age rule: a birthday close to the age line can change the usable total and the path.
- Count the months: the depletion path wants a statement at least four months old plus a current one.
- Sort the accounts: brokerage, bank, money market, certificates of deposit, and retirement accounts are eligible.
Retirement accounts and the age line
The age line is applied per owner and per account. A Rochester Hills couple where one spouse is past 59½ and the other is not sees each account credited by its own owner’s age, and the sum is what counts against the loan. The accounts stay where they are; the age rule governs the credit, not the custody. The birthday is checked against the date of the application.
Seasoning by path
The lender wants to see that the money has been the borrower’s for a while and is not a loan dressed as an asset. Recent transfers are traced to the account they came from; recent deposits are documented with their source. A Rochester Hills file with a clean trail seasons without friction; one with unexplained deposits waits.
Which accounts count
Equity in other real estate counts on the asset depletion path at the smallest share of any account type and not at all on the asset qualifier path. Private stock counts on the depletion path at its own share. For a Rochester Hills buyer whose balance sheet is heavy with either, the depletion path is often the only one the usable total supports.
Credit and housing history
The asset qualifier path publishes a credit floor; the depletion path reads the score against a matrix where the floor rises with the leverage and the loan amount, and it reads the housing history too: a clean recent record is expected, one late payment in the past year is tolerated, and a Rochester Hills file with a prior housing event waits out the program’s seasoning.
The minimum-assets rule on the depletion path
When depletion income is the only income in the file, the pool of qualified assets must meet a minimum: the lesser of a stated amount or a multiple of the loan balance, and never below a liquid floor. A Rochester Hills buyer with a small loan clears it easily; a buyer with a large loan and a modest pool may not, and the minimum is read before the income is even calculated.
From a Rochester Hills asset review to keys in hand.
From the first conversation to the keys, a Rochester Hills asset-based file passes four stages. The first is the one that differs from an income loan: the statements are read, the accounts are sorted, the usable total is calculated on both paths, and the path is chosen before anything else happens.
Asset review
The first conversation settles the shape of a Rochester Hills file: which path the balances support, what leverage the purpose allows, how long the accounts have seasoned, and whether the usable total clears the loan with a margin. The review names the path, and the loan officer writes the outcome down before any offer is drafted.
Contract and appraisal
With the path settled, the Rochester Hills offer is written to the leverage the path allows, and the appraisal is ordered once the contract is signed. The appraised value, not the price, sets the leverage on a refinance, and the lower of the two on a purchase.
Underwriting
Underwriting on an asset-based file is about the accounts: every page of every statement, every large deposit explained, every retirement owner’s age confirmed, the seasoning counted. On the depletion path the ratio is calculated with the new payment; on the asset qualifier path the total is confirmed against the loan.
Closing
The final figures arrive in the closing disclosure, the funds to close are wired from a documented account, and the Rochester Hills home records in the buyer’s name. Nothing about the portfolio changes unless the buyer chose to draw the down payment from it.
A brokerage that reads both paths.
Asset-based files reward careful reading. Which accounts count, at what share, on which path, with what seasoning, at what leverage for the purpose: each is a place where a file placed carelessly costs the buyer a larger down payment or a longer wait. Lendmire reads them in order, before the offer, for every Rochester Hills buyer.
Both paths, one set of statements
Before any recommendation, the Rochester Hills statements are run through the asset qualifier path and the asset depletion path on the lender’s own rules: the credit shares and the age line on one side, the haircuts and the divisor on the other. The buyer sees the usable total against the loan and the derived income against the payment, and the path is chosen on the result.
The account rules explained before the offer
The age rule, the seasoning, and the eligible-account list are the three places an asset-based file surprises people. Lendmire walks a Rochester Hills buyer through all three at the review, with the statements open, so the file that goes to underwriting is the file the buyer expected. The margin above the threshold is written down too.
Licensed, consumer-purpose, in writing
Asset-based mortgages on a principal residence or a second home are consumer loans, placed under Lendmire’s consumer licensing in sixteen states with the disclosures that attach to any consumer mortgage. A Rochester Hills buyer gets the terms in writing from a licensed loan officer, and nothing on this page is an offer or a quote.
Trusted by buyers & families alike.
Rochester Hills asset-based mortgage FAQs
The questions below are the ones a Rochester Hills loan officer hears first from a buyer who has assets and no income on paper. The answers describe the program’s rules in words; the figures live in the snapshot above.
What is an asset-based mortgage?
Think of it as the mortgage for the buyer who could pay cash but would rather not. The accounts stay invested, the lender reads them on paper, and the loan is sized to what the usable assets cover or to the income they produce. For a Rochester Hills household with wealth and little income on paper, it is often the mortgage that fits.
How does the asset qualifier path work?
It is the simplest file in the program, and the one that asks the assets to cover the whole loan. For a Rochester Hills retiree with a portfolio equal to the loan, the file is the statements, the credit report, and the appraisal; the age rule on retirement accounts is the detail most often checked.
How does the asset depletion path work?
The lender haircuts each eligible account by type, adds up what remains, and divides the total by a fixed number of months to produce a monthly qualifying income. That income is then run through the debt-to-income test with the new payment and other debts. A Rochester Hills buyer whose assets are meaningful but short of the loan is written this way.
How are 401(k) and IRA balances counted, and why does 59½ matter?
Under 59½, the asset qualifier path credits most of a 401(k) or IRA; at or past 59½, all of it. The depletion path ignores age and applies its own haircut before dividing by the months. The calculator on this page has a switch for the age line so a Rochester Hills buyer can see the difference on the actual balances.
What credit score does an asset-based mortgage need?
The published floor opens the asset qualifier path. On the depletion path a first-time investor needs a stronger score than an owner-occupant, and larger loans at higher leverage want more. A Rochester Hills loan officer reads the report before the statements are counted, because credit decides the door.
Do I need to show any income at all?
The program exists because income on paper understates many households’ means. On the asset qualifier path the question is never asked; on the depletion path it is answered by arithmetic. A Rochester Hills loan officer explains which path the statements support before any income paperwork is discussed.
Are reserves required?
Not on the asset qualifier path at or below the refinance leverage; above it the lender sets the requirement. The depletion path lists no reserve months of its own, though the assets producing the income are by nature in reserve. A Rochester Hills loan officer confirms what, if anything, must be held after closing.
I just sold my business. Can I buy on the proceeds?
A liquidity event produces exactly the balance sheet the program expects: assets well above the loan and earnings that have paused. A Rochester Hills seller covers the loan on the asset qualifier path when the proceeds reach it, or converts smaller proceeds into income on the depletion path with the seasoning excused.
Which accounts count, and which do not?
Most of the eligible list is shared by both paths, with real-estate equity and private stock counting on the depletion path only; the share counted differs. A Rochester Hills household whose wealth is concentrated in a private company, in options, or abroad may find the usable total smaller than its net worth, and a loan officer sorts the statements into eligible and ineligible before the path is chosen.
Can I take cash out?
A Rochester Hills owner refinancing on assets plans a cash-out against the depletion path’s cash-out ceiling, which sits below the rate-and-term ceiling on every occupancy. The usable total is read before the proceeds, never after, because cash-out proceeds are excluded from the assets by rule.
Run the Rochester Hills asset numbers, then get the terms in writing.
Share the balance sheet once; the review covers the asset qualifier path, the asset depletion path, and the alternatives on the same statements. The terms come in writing from a licensed loan officer.
This guide covers Rochester Hills — for the statewide guidelines, markets, and scenarios, see Asset-Based Mortgage in Michigan, part of Lendmire’s asset-based mortgage program.
Nearby markets in Michigan: Troy · Pontiac · Sterling Heights · Royal Oak · Warren · Southfield · Farmington Hills · St. Clair Shores
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans