Current asset-based guidelines, updated from one source.
Treat these as the program’s limits rather than an offer: the largest loan on each path, the credit floor, the maximum leverage, and the retirement-account credit on either side of the age line. The tables beneath the cards are the working rules a loan officer applies to the statements, and they change here when the sheets change.
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 asset qualifier path publishes a 600 decision-score floor. The asset depletion path follows the score and loan-amount matrix of the documentation suite it belongs to, where the floor rises with the leverage and the amount. The score is read from the credit report at application; it is never promised here.
That ceiling on a purchase and 75% on a refinance when assets cover the loan; 60% on a depletion cash-out
The leverage ceilings are 80% for a purchase and 75% for a refinance on the asset qualifier path, and 80% for a purchase or rate-and-term refinance and 60% for a cash-out on the asset depletion path, both on a principal residence or second home. The leverage table shows the investment-property row.
Credited under 59½, and at 59½ or older, when assets cover the loan; 70% at any age when assets become income
A 401(k) or IRA is credited at 90% of its balance for an owner under 59½ and 100% for an owner at 59½ or older on the asset qualifier path; the asset depletion path counts a flat 70% of the balance. Brokerage, savings, money market, and certificates of deposit count in full when the assets cover the loan.
| 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.
An asset-based mortgage is a consumer mortgage qualified on what a household owns rather than what it earns. The program behind these pages offers two ways to prove ability to repay from assets, and the choice between them is the first decision in a Pasadena file: cover the loan outright, or convert the assets into income. The cards below walk through the paths, the account rules, and the seasoning.
For the program overview, see Lendmire’s asset-based mortgage program, or the statewide guide at Asset-Based Mortgage in California; 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 Pasadena buyer with a rental in mind is on the depletion path by definition.
The asset qualifier path
The credited total must reach the loan amount, and the loan must sit inside the path’s leverage: a share of the price on a purchase, a lower share of the value on a refinance. Reserves are not required at or below the refinance leverage. The usual way a Pasadena file that falls short is repaired is a larger down payment, which lowers the loan to what the assets cover.
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 Pasadena 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 Pasadena buyer planning a purchase after a liquidity event plans the seasoning first.
Two paths, one set of inputs. The calculator shows the largest loan the assets would cover on the asset qualifier path inside the leverage ceiling, and the monthly income the same accounts would produce on the asset depletion path, so a Pasadena buyer can see which path the balance sheet favors before a loan officer confirms it.
Pasadena’s market in figures — and how asset-based lending fits.
Local context for a Pasadena asset-based file: how many people live here, what a typical home is worth, how many households own rather than rent, and how large the owner pool is. None of these figures enters underwriting; all of them shape the price a loan officer sees first.
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 Pasadena neighborhoods, distinct asset files.
A loan officer sees Pasadena 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.
Close-in architect-designed homes
A distinctive Pasadena house is a distinctive appraisal. The asset side of the file is unaffected, but the leverage ceiling is applied to the appraised value, so a buyer on the asset qualifier path plans the usable total with room for the value to land under the contract. On a home in Pasadena 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.
High-rise and luxury condominiums
The downsizer’s file: the house is sold, the proceeds sit in the accounts, and the Pasadena condominium is bought on the statements. Two months of statements season the proceeds on the asset qualifier path; the project review and the appraisal are the building’s questions, not the borrower’s. The median owner-occupied home value in Pasadena runs near $1,093,300 on the latest Census estimate.
Two-to-four-unit homes
A Pasadena two-to-four-unit home bought to live in one unit is an owner-occupied file and can sit on either path where the lender’s property rules allow; bought as a rental it is an investment occupancy on the depletion path at the investment ceiling. The occupancy is settled first because it decides which path and which leverage apply. Median household income in Pasadena sits near $105,192 on the latest Census estimate.
Second homes and pied-à-terre purchases
Second homes are the program’s natural fit in Pasadena: a portfolio, a residence elsewhere, and a city unit bought on the balances. The occupancy is confirmed with the borrower’s intent and the property’s use, and the second-home row of the leverage table applies. Roughly 24,409 Pasadena households own their homes on the latest Census estimate — 43% of all households, the pool an asset-based purchase joins.
Newer luxury infill and new construction
Builder inventory and new infill in Pasadena are bought on assets by households that have just sold something larger. The proceeds season (two months of statements on the asset qualifier path, longer on the depletion path), the credited total is measured against the new loan, and the file is placed on the path the total supports. Pasadena is home to about 137K people and sits within the Los Angeles-Long Beach-Anaheim, CA area.
Estate properties
An estate purchase on assets is sized against the program ceiling and the usable total at once. A Pasadena buyer near the ceiling is read closely on the margin, on which accounts count, and on the age rule for retirement money, because a small change in the credited total moves a large loan. About 57% of Pasadena’s households rent — roughly 33,016 renter households on the latest Census estimate.
Across these Pasadena submarkets the program is identical; what varies is the price the assets must cover or carry and the occupancy the buyer intends. A loan officer confirms the path, the credit, and the leverage for the specific file before an offer is written.
Four ways Pasadena 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 Pasadena uses follow, each read against the path that usually carries it.
Keep the investments invested
For a Pasadena 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.
Refinance a home the assets already stand behind
Replacing an old loan on assets rather than income keeps a Pasadena household from documenting earnings it no longer has. The path’s refinance ceiling is lower than its purchase ceiling, and the assets must still cover the whole new loan; a loan officer confirms cash-out treatment with the lender before the file is placed.
Buy after a liquidity event, before the next venture
A liquidity event produces exactly the balance sheet the program is built for: assets well above the loan and earnings that have paused. A Pasadena buyer in that position covers the loan on the asset qualifier path with no income in the file, or, if the proceeds are smaller, converts them into income on the depletion path with the seasoning excused.
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 Pasadena 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.
Measure a Pasadena loan against the assets before requesting a review.
This is an asset coverage estimate, not an approval: it credits each account type the way the program does, switches the retirement credit at the age line, measures the total against the loan, applies the depletion haircuts and the divisor, and estimates the payment at the Freddie Mac benchmark. A Pasadena loan officer runs the lender’s own version before anything is written.
Pasadena asset coverage estimate
The starting figures are a Pasadena 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 $1,525,000 price above the Pasadena 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 California (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 Pasadena 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.
The deposit route reads the statements for inflows rather than balances. For a business owner whose accounts turn over, it can produce a larger qualifying income than depleting the balance would; for a retiree with no deposits, it produces nothing. 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 Pasadena 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 Pasadena scenario review.
Preparation for a Pasadena 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.
Here are five details, chosen for the Pasadena file, that most often reshape an asset-based loan. The first two apply to nearly every file; the rest depend on the accounts, the occupancy, and the purpose.
Use these checks to keep the Pasadena file clean and fundable.
Settle the age rule, the seasoning, and the eligible accounts first. Everything else in a Pasadena file, the path, the leverage, the loan amount, is arithmetic once those three are known.
- Confirm the age rule: each retirement account is credited by its owner’s age on the asset qualifier path.
- Count the months: the depletion path wants a statement at least four months old plus a current one.
- Name the occupancy: principal residences and second homes open both paths.
Retirement accounts and the age line
The age line is applied per owner and per account. A Pasadena 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
Seasoning differs by path. Covering the loan with assets needs two months of statements for each qualifying account. Depleting the assets into income needs a statement at least four months old plus a current one, with sale-of-business, inheritance, and legal-settlement funds excused. A Pasadena buyer timing a purchase after a liquidity event counts the months before the offer.
Occupancy decides the path
The occupancy also moves the leverage. On the depletion path the investment-property row sits below the owner-occupied rows for a purchase and matches them for a cash-out. A Pasadena rental financed on assets is a depletion file at the investment ceiling, read with the rental’s own appraisal and the program’s investor rules.
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 Pasadena file is run both ways when the earnings exist, and the version with the better ratio is the one placed.
Leverage by purpose
Whether cash can be taken out on the asset qualifier path, and at what leverage, is set by the lender and not published; the depletion path’s cash-out ceiling is published, and cash-out proceeds never count as assets. A Pasadena loan officer confirms the cash-out treatment with the lender before a refinance is structured.
From a Pasadena asset review to keys in hand.
Four steps carry a Pasadena 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
A Pasadena asset review is a sizing exercise with the account rules open: the balances by type, the share credited on each path, the total against the loan, the income against the payment. The loan officer writes the outcome down for the offer. Nothing is assumed; every account is read from its statement.
Contract and appraisal
The contract sets the price the loan is measured against; the appraisal confirms the value supports it. On a Pasadena file where the assets just cover the loan, an appraisal that lands under the price is answered with a larger down payment, which lowers the loan the assets must cover.
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 Pasadena 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
At closing the down payment and the closing costs are paid, the loan funds, and the accounts that qualified the file stay where they were. The lender reads the balances as they stand after the funds to close are drawn, which is why a Pasadena file keeps a margin above the threshold.
A brokerage that reads both paths.
The program behind these pages is placed with select lenders in Lendmire’s wholesale network, and Lendmire is never the lender. What the brokerage adds is the comparison: the asset qualifier path against the depletion path against a bank statement loan on the same Pasadena statements, and written terms for the one that fits.
Both paths, one set of statements
The comparison printed on this page is run for real on every Pasadena file: assets that cover the loan beside assets that become income beside deposits read as income, and the written terms follow from it. The buyer sees the usable total on each path, the margin above the loan, and the derived income beside the payment before anything is signed.
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 Pasadena 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
Every figure on this page is a program parameter drawn from one guideline source. The written terms for a Pasadena file come from a licensed loan officer after the review, the credit report, and the appraisal; the page is where the method is explained, not where the loan is made.
Trusted by buyers & families alike.
Pasadena asset-based mortgage FAQs
The questions Pasadena 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?
An asset-based mortgage is a consumer home loan qualified on what the borrower owns rather than what the borrower earns. The lender counts eligible accounts, credits each at a share, and either requires the total to cover the whole loan or converts it into a monthly income. In Pasadena it is the loan for retirees, sellers of businesses, and households living on a portfolio.
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 Pasadena 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?
It converts assets into income. Cash and certificates of deposit count in full, securities at a lower share, retirement accounts lower still regardless of age, and real-estate equity lowest; the haircut total is divided by the divisor and treated as monthly income. The path reaches principal residences, second homes, and investment property.
How are 401(k) and IRA balances counted, and why does 59½ matter?
On the asset qualifier path a retirement account is credited at a reduced share of its balance while the owner is under 59½ and at the full balance from 59½ on; the age line is the lender’s, and it tracks the age at which retirement plans generally allow withdrawals; what a withdrawal would cost is a question for a tax adviser. On the asset depletion path retirement accounts are haircut at a flat share regardless of age. The figures are in the snapshot above.
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.
I just sold my business. Can I buy on the proceeds?
Yes. The timing question is the seasoning: two months of statements on the path that covers the loan, and an excused wait on the depletion path for sale-of-business funds. A Pasadena loan officer reads the calendar with the statements and names the path that is reachable soonest.
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 Pasadena loan officer confirms what, if anything, must be held after closing.
Do I need to show any income at all?
The asset qualifier path is built for the Pasadena household with no income on paper: a retiree, a founder between ventures, a family living on a portfolio. The depletion path can stand alone on asset income or supplement earnings with it; when it supplements, the minimum-assets rule is waived.
What sets the timeline on an asset-based mortgage?
The program sets no closing date of its own; the contract, the appraisal, and the completeness of the file set the pace. The seasoning is the one timing rule the program itself imposes: two months of statements on the asset qualifier path, longer on the depletion path except for excused funds. A Pasadena loan officer reads the calendar at the review.
How large can the loan be?
The ceilings differ by path because the paths prove ability to repay differently. A Pasadena loan officer confirms the amount for the file after the usable total is calculated; the figures in the snapshot are the program’s limits, not an offer.
A Pasadena mortgage sized to the balance sheet, not the pay stub.
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 Pasadena — for the statewide guidelines, markets, and scenarios, see Asset-Based Mortgage in California, part of Lendmire’s asset-based mortgage program.
Nearby markets in California: Alhambra · Arcadia · Glendale · Monterey Park · El Monte · Montebello · Baldwin Park · Burbank
Related programs: Bank Statement Loans · Jumbo Loans · Super Jumbo Bank Statement Loans