Current asset-based guidelines, updated from one source.
One guideline source feeds every number here, and the page updates when the source does. The four cards carry the headline figures; the tables underneath show how each account type is credited on the asset qualifier path, how each is haircut on the asset depletion path, and what leverage each path and occupancy allows. The wholesale lender is not named.
Up to $4,000,000 on assets alone; $3,500,000 when assets become income
The asset qualifier path reaches $4,000,000 when the usable assets cover the whole loan; the asset depletion path runs from $125,000 to $3,500,000 with the assets converted into income instead. Both are program ceilings, not offers, and the placing lender confirms the amount for the file.
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
A buyer on the asset qualifier path brings at least the balance of the price above 80% as a down payment, and refinances to 75%. On the asset depletion path a principal residence or second home reaches 80% on a purchase or rate-and-term refinance and 60% on a cash-out, with investment property lower, as the table shows; qualifier-path cash-out is set by the lender.
Credited under 59½, and at 59½ or older, when assets cover the loan; 70% at any age when assets become income
Retirement accounts are the figure that moves most with the borrower. On the asset qualifier path a 401(k) or IRA counts at 90% of its balance while the owner is under 59½ and at 100% from 59½ on. On the asset depletion path retirement balances count at 70% of the balance at any age.
| 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.
Not a commitment to lend, not an offer of credit, not a quote. The figures shown are current wholesale program parameters that change without notice and apply only after full underwriting of the borrower and the property; the lender is never named on this page and no rate, fee, or payment is quoted. Nothing here is legal, tax, or investment advice. Lendmire is a mortgage broker, not a lender, licensed to broker consumer mortgages in sixteen states. NMLS #2371349.
What an asset-based mortgage is — and how the two paths qualify a file.
The asset-based program is one program with two doors. Through the first, a Rome buyer walks in with statements that add up to the loan and leaves employment and income out of the file entirely. Through the second, a buyer whose balances do not cover the loan walks in with the same statements and the lender turns them into a monthly figure to test against the payment. The cards below describe each door and the rules at the threshold.
For the program overview, see Lendmire’s asset-based mortgage program, or the statewide guide at Asset-Based Mortgage in Georgia; for the age rule on retirement withdrawals, see the IRS.
Two paths, one program
The asset qualifier path and the asset depletion path share a premise and differ in arithmetic. Both qualify a Rome buyer on eligible accounts rather than earnings. The first requires the usable assets to equal or exceed the entire loan and documents no employment or income; the second does not require the assets to cover the loan: it converts them into a monthly income and runs that income through the debt-to-income test with the new payment included.
The asset qualifier path
Two months of statements for each qualifying account document the path, and the balances are read as they stand after the credit percentages. The credit floor is published; the leverage is published; the largest loan is published. What the lender settles file by file is which accounts are eligible and how the age rule applies to each retirement account, and a Rome loan officer settles that before an offer is written.
The asset depletion path
On the asset depletion path the lender applies a haircut to each account type, adds up what remains, and divides the total by a fixed number of months to produce a monthly qualifying income. Cash and certificates of deposit count in full, securities at a lower share, private stock lower still, retirement accounts lower again regardless of age, and real-estate equity lowest. A Rome file then runs through the debt-to-income test with the new payment included.
Seasoning, statements, and what counts
Seasoning is the proof that the assets are the borrower’s to keep: two months of statements on the asset qualifier path, older statements plus the current one on the asset depletion path. Large recent deposits inside that window are read, not ignored: a transfer between the borrower’s own accounts is documented as such, a sale of property or a business with its paperwork, and a gift under the lender’s gift rules. A Rome file that shows the trail cleanly meets fewer questions in underwriting.
Every input below is yours: the Rome 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.
Rome’s market in figures — and how asset-based lending fits.
An asset-based mortgage is written against the top of a local market, and these are Rome’s numbers from the U.S. Census Bureau: the population, the median home value, the share of households that own, and the owner households the program is sized against. Program figures live in the snapshot above; the figures here describe the market, not the file.
These are context figures, not underwriting inputs. A high median value means a larger loan for the assets to cover and a larger monthly income for the depletion path to produce; a lower one means the same balance sheet goes further. The owner share says how established the market is, and the owner count how deep the comparable sales run.
Data sources: U.S. Census Bureau — ACS 5-Year (2024) housing and population estimates, including tenure, home values, gross rents, and household income.
Distinct Rome neighborhoods, distinct asset files.
Where a Rome buyer is looking shapes the file as much as the balance sheet does. The cards below walk through the city’s submarkets and the asset-based questions each raises: the price the assets must cover, the occupancy the path allows, and the valuation the appraiser faces.
Estate properties
At the top of the Rome market the question is rarely whether the household can afford the home; it is how the lender documents that it can. The asset qualifier path answers with statements; the depletion path answers with a derived income; a loan officer shows both before the offer. About 51% of Rome’s households rent — roughly 7,614 renter households on the latest Census estimate.
Close-in architect-designed homes
Value drives the leverage on a one-of-a-kind Rome home; the accounts drive the rest. A loan officer runs the file at the contract price and at a lower appraised value so the buyer knows the margin on both before the offer. A margin above the loan is the usual protection. On a home in Rome 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.
Two-to-four-unit homes
The owner-occupant in a Rome duplex or fourplex is read as a principal-residence buyer on the asset rules; the pure investor is read on the depletion path alone. Property eligibility for multi-unit homes follows the placing lender, and a loan officer confirms it before the path is chosen. The median owner-occupied home value in Rome runs near $234,300 on the latest Census estimate.
High-rise and luxury condominiums
A Rome condominium bought on assets is an asset-based file with the building added. Established projects usually pass review; the account rules are the same as for a house, and the asset qualifier path keeps income out of the file when the usable total covers the loan. Two months of statements season the proceeds. Rome is home to about 38K people.
Newer luxury infill and new construction
A newer Rome home at the top of the market rarely draws condition notes; the question is whether the balance sheet covers a loan that size or converts into an income that carries it. The loan officer reads the statements against the program ceiling before the contract. Roughly 7,369 Rome households own their homes on the latest Census estimate — 49% of all households, the pool an asset-based purchase joins.
Second homes and pied-à-terre purchases
A Rome pied-à-terre bought by a household whose principal residence is elsewhere is a second-home file at the second-home leverage on either path. The asset qualifier path covers the loan with the statements; the depletion path converts them. Neither asks about the income that supports the other home. Median household income in Rome sits near $54,435 on the latest Census estimate.
Submarkets change the appraisal and the price. They do not change the credit percentages, the haircuts, the divisor, the leverage ceilings, or the seasoning. A Rome file is qualified on those rules wherever the home is.
Four ways Rome buyers put their assets to work.
What a Rome buyer does with an asset-based mortgage depends on the balance sheet and the occupancy. The four uses below cover the typical purchases and refinances, with the path, the leverage, and the account rules that apply to each.
Buy a home on assets alone, with no income in the file
The defining use of the program is the purchase qualified on the balances: brokerage, savings, money market, certificates of deposit, and retirement accounts credited by the owner’s age, adding up to the loan. For a Rome retiree the file is the statements and the credit report, and the home can be the principal residence or a second one.
Finance a second home or a rental on assets
A second home is reachable on either path at the same purchase leverage; an investment property is reachable on the asset depletion path only, at a lower ceiling. A Rome buyer financing a rental on assets is qualified on the depletion income, the rental is underwritten as an investment occupancy, and a first-time investor needs a stronger score.
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 Rome 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
For a Rome buyer weighing a cash purchase against a mortgage, the asset-based program offers the mortgage without the income file. The assets are counted on paper, the home is financed, and the portfolio stays invested. A loan officer shows the two paths on the actual balances before the offer is written.
Measure a Rome loan against the assets before requesting a review.
Enter a Rome 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.
Rome asset coverage estimate
The starting figures are a Rome price in the upper part of the market with a loan at seventy percent of it and a balance sheet that covers the loan at the under-59½ retirement credit. Every field is editable, and the benchmark updates weekly from the Freddie Mac series.
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 $500,000 price above the Rome 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 Georgia (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.
The same Rome household can often be written three ways. The asset qualifier path asks the assets to cover the whole loan and needs the least paperwork. The asset depletion path does not need the balances to cover the loan and brings the ratio test back. The bank statement loan ignores the balances and reads the deposits instead. Which one fits depends on where the money shows up.
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 Rome 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 Rome 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 Rome scenario review.
Because the assets are the whole case on the asset qualifier path and most of it on the depletion path, the lender reads them carefully. A Rome buyer who assembles complete statements, with the transfers and the deposits explained, is far less likely to meet the questions that stall a file.
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.
The figures in the snapshot are the program’s; the details below are where a Rome file moves. Which side of the age line the owner stands on, how long the money has been in place, which accounts the lender will count, and which path the occupancy allows are settled before the terms are written.
Use these checks to keep the Rome file clean and fundable.
Settle the age rule, the seasoning, and the eligible accounts first. Everything else in a Rome file, the path, the leverage, the loan amount, is arithmetic once those three are known.
- Confirm the age rule: a birthday close to the age line can change the usable total and the path.
- Count the months: two months of statements per account cover the loan on the asset qualifier path.
- Name the occupancy: principal residences and second homes open both paths.
Retirement accounts and the age line
The owner’s age decides how much of a 401(k) or IRA counts on the asset qualifier path: a reduced share under 59½ and the full balance from 59½ on. For a Rome file built mostly on retirement money, a birthday can be the difference between covering the loan and falling short, and a loan officer checks the date against the age line before the path is chosen.
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 Rome file with a clean trail seasons without friction; one with unexplained deposits waits.
Occupancy decides the path
A principal residence or a second home can be written on either path. An investment property can be written on the asset depletion path only, at a lower leverage ceiling, and a first-time investor needs a stronger score. For a Rome buyer, naming the occupancy honestly is the first step, because it settles which path is open before the balances are read.
Supplementing income with asset income
Standalone or supplemented is a choice the loan officer makes with the borrower. Standalone depletion income needs the minimum pool; supplemented income needs documented earnings and a combined ratio within forty-five percent. A Rome file is run both ways when the earnings exist, and the version with the better ratio is the one placed.
Reserves by path
The practical question for a Rome file is whether the down payment and closing costs come out of the same accounts that cover the loan. They can, but the lender reads the balances after those draws, so a file that just clears the threshold before closing may not clear it after. The calculator’s margin is the figure to watch.
From a Rome asset review to keys in hand.
Four steps carry a Rome asset-based loan from review to closing. Nothing on this page commits anyone to lend; the written terms come from a licensed loan officer after the review, and the appraisal and the underwriting decide the rest.
Asset review
Start with the statements, the credit score, the occupancy, and the purpose. A Lendmire loan officer sorts the eligible accounts, applies the credit shares and the haircuts, reads the usable total against the loan on the asset qualifier path and into income on the depletion path, confirms the age rule for each retirement account, and puts the result in writing.
Contract and appraisal
A Rome buyer on assets competes like any financed buyer: the contract, the appraisal contingency, and the timeline are the usual ones. What differs is that no employment verification sits in the path on the asset qualifier side, so the file is often quieter than an income file at this stage.
Underwriting
Conditions, when they come, are usually documentary: a missing statement page, a deposit without its source, an account that needs its holdings shown. A Rome buyer who gathered the list on this page meets most of them before they are asked. The underwriter’s questions are the loan officer’s questions asked a second time, on the same statements.
Closing
Closing on an asset-based loan looks like any other closing from the outside. From the inside, the difference is what did not happen along the way: no employment call, no tax transcript, no income calculation on the asset qualifier path. A Rome loan officer attends to the funds to close so the usable total is intact.
A brokerage that reads both paths.
A single lender with one asset program sells that program. A brokerage with both paths on the table can say which one a Rome file supports and why. That is the service: the statements read twice, the usable totals shown side by side, the recommendation following the numbers.
Both paths, one set of statements
A Rome file is never assumed onto a path. The balances are read both ways, and when the depletion income would supplement documented earnings that version is run as well. The recommendation is the version with the cleanest file and the leverage that fits the purpose. The loan officer shows the arithmetic, not just the answer.
The account rules explained before the offer
Reading the statements early is the whole method. A Rome loan officer sorts the accounts, confirms the owners’ ages against the age line, counts the months, and names the usable total on each path, in writing, before an offer is drafted. The aim is a file with as little as possible left to be discovered in underwriting.
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 Rome 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.
Rome asset-based mortgage FAQs
The questions Rome buyers bring to an asset-based mortgage, answered in order: the two paths, the age rule, the seasoning, the eligible accounts, the leverage, the occupancies, and the comparison with a bank statement loan.
What is an asset-based mortgage?
A mortgage qualified on assets instead of income, in two forms: the asset qualifier path, where the usable assets equal or exceed the loan, and the asset depletion path, where the assets are divided into a monthly income. A Rome loan officer reads the statements against both before recommending one.
How does the asset qualifier path work?
On this path the assets are the ability to repay, which is why they must cover the loan itself rather than a share of it. A Rome loan officer calculates the usable total before the offer, and a shortfall is usually answered with a larger down payment, which lowers the loan to what the assets cover.
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 Rome 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?
The age line is applied per owner and per account. A Rome couple with accounts on both sides of 59½ sees each credited by its own owner’s age, and the sum counts against the loan. The accounts are not drawn on; the rule governs the credit, not the custody.
What credit score does an asset-based mortgage need?
The asset qualifier path publishes a credit floor, shown in the snapshot above. The asset depletion path reads the score against the documentation suite’s matrix, where the floor rises with the leverage and the loan amount. On the depletion path the housing history is reviewed as well, and a prior housing event waits out the program’s seasoning; the qualifier path publishes the floor alone.
What sets the timeline on an asset-based mortgage?
On any mortgage the appraisal and the title are the long poles, and an asset-based file adds the account review while removing the income review. A Rome buyer plans the seasoning ahead of the offer; the program promises no timeline.
How much can I borrow against the price or the value?
On the asset qualifier path a purchase reaches a share of the price and a refinance a lower share of the value, both shown in the snapshot. On the asset depletion path a purchase or rate-and-term refinance on a principal residence or second home reaches the same purchase share, a cash-out stops lower, and investment property, on the depletion path only, has its own lower purchase ceiling and the same cash-out ceiling.
How large can the loan be?
Large. The path that covers the loan with assets reaches well into the jumbo range, and the path that converts assets into income reaches nearly as far. For a Rome buyer the practical limit is usually the balance sheet rather than the program: the loan the assets cover, or the payment the derived income carries.
Do I need to show any income at all?
Income is optional on one path and derived on the other. A Rome buyer with no earnings is written on the asset qualifier path if the balances cover the loan, and on the depletion path on standalone asset income if they do not; a buyer with some earnings is often strongest on a supplemented depletion file.
Can I buy a second home or a rental on assets?
The program reaches both, and the distinction matters: a second home is an owner-occupied occupancy with the full purchase leverage, a rental is an investment occupancy with a lower one and a depletion-only path. The Rome file is structured around that answer from the start.
Keep the portfolio invested and finance the Rome home on it.
Begin with an asset review: the statements, the loan, the occupancy, the purpose. A Lendmire loan officer sorts the accounts, runs both paths, and puts the written terms for the one that fits in front of you.
This guide covers Rome — for the statewide guidelines, markets, and scenarios, see Asset-Based Mortgage in Georgia, part of Lendmire’s asset-based mortgage program.
Nearby markets in Georgia: Dalton · Marietta · Mableton · Smyrna · Roswell · Sandy Springs · Alpharetta · Dunwoody
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans