If you own a rental in Broomfield worth around $659K and you’re planning a DSCR cash out refinance, here’s what most brokers won’t say up front: the 75 percent LTV ceiling usually isn’t your constraint. Coverage is. On a Broomfield, Colorado investment property, the rent-to-price ratio decides how much of that equity you can actually pull out.
DSCR Cash-Out Calculator
Run the cash-out numbers in Broomfield, CO
Rate source: Freddie Mac 30-yr average via FRED® — Federal Reserve Bank of St. Louis · effective Sep 24, 2026
Prefilled with starting assumptions — enter your property’s value, balance, taxes, and insurance for a more accurate picture.
Program parameters update from Lendmire’s centralized guideline source. Taxes and insurance are editable estimates.
As of Sep 24, 2026 · General Freddie Mac market benchmark, not a Lendmire loan offer. Property value, balance, taxes, and insurance are editable estimates. Maximum loan-to-value varies by lender, program, property type, and seasoning. Not a Loan Estimate, approval, or commitment to lend. Program availability and eligibility are subject to lender guidelines, credit approval, property review, and underwriting.
Key Takeaways:
A DSCR cash-out refinance on a Broomfield, Colorado rental is underwritten primarily on the property’s rental income measured against its full monthly obligation, with leverage capped at 75 percent loan-to-value and eligibility generally after about six months of ownership, subject to lender guidelines and property review.
- Citywide median near $659K (Redfin) keeps single-family coverage under 1.00 at full leverage.
- Condos and townhomes, with Arista townhouses near $500K (Homes.com), pencil closest to 1.00.
- Boulder and Broomfield counties ran 6.5 percent apartment vacancy (Colorado Sun); underwrite a cushion.
- Sources split on appreciation, so proceeds depend on your purchase basis, not market drift.
- Two-to-four unit buildings are scarce here, so most files are houses, townhomes, and condos.
Lendmire (NMLS# 2371349) is a DSCR-focused mortgage broker. Through Lendmire’s DSCR program footprint — 41 markets, including Washington, D.C. — lenders may review qualifying rental income subject to program guidelines for Broomfield, Colorado investors. Lendmire arranges these loans through wholesale investor lenders. Approval, terms, and cash-out amounts sit with the lender.
Broomfield Market Snapshot
A quick read on the Broomfield investor landscape — figures come from the cited sources below. Confirm current property-level numbers before underwriting.
| Metric | Detail |
|---|---|
| Home prices | $659K median (Redfin Broomfield) |
| Recent appreciation | +3.9% yoy (Redfin Broomfield) |
Interlocken and Arista: Where Coverage Comes Closest
The best cash-out candidates in Broomfield are townhomes and condos near the employment nodes, and Interlocken is the anchor. It’s an office park at the US-36 corridor with a corporate renter pool. Vail Resorts is headquartered in Broomfield, 17 miles from downtown Denver and 13 miles from Boulder, and a regional feature on the city lists Gogo Business Aviation and Oracle among the large offices. Rent.com puts the average one-bedroom in Interlocken at $1,809. Only Baseline and Flatiron run higher.
Next door on the ownership side, Arista townhouses carry a median price of $500,000 per Homes.com. That’s the price band where a three-bedroom rent can meet the payment without heroic assumptions.
Here’s the modeled math, and treat every input as an assumption, not a market fact. Rentometer’s 3-bedroom average of $2,886 covers all property types, so a townhome may rent above or below it. Set that against a $500,000 basis at 75 percent LTV, with full PITIA including taxes and insurance, and coverage lands right around 1.00. Not a cushion. A borderline file.
Pull leverage to 70 percent and the same townhome moves comfortably above the 1.00 benchmark. That tradeoff runs through every Broomfield cash-out: each five points of LTV you give up buys real coverage.
What the Numbers Look Like Across Property Types
Broomfield’s rents don’t scale with its prices, so coverage tightens as you move up the price ladder. The table below runs modeled figures at 75 percent LTV, including taxes and insurance, with HOA dues excluded (dues would pull the condo line down).
| Property (modeled) | Price basis | Rent input | Coverage at 75 percent |
|---|---|---|---|
| Citywide single-family | $659K | $2,886 (3BR) | Mid-0.7s |
| 2BR condo | $420K | $2,144 (2BR) | High-0.8s |
| Arista townhome | $500K | $2,886 (3BR) | About 1.0 |
| Anthem-area house | $950K | $3,342 (4+BR) | About 0.6 |
Price bases come from Redfin and Homes.com. The 2BR condo rent comes from RentCafe. Its sample covers buildings of 50 or more units only. The other rents are Rentometer figures.
The pattern is plain. Condos and townhomes are the cash-flow end of this market. The citywide single-family median sits at roughly 0.44 percent monthly rent-to-price on the modeled inputs, and that’s thin for a DSCR structure. Anything at 75 percent LTV on a typical Broomfield house lands in sub-1.00 territory.
What Happens When Coverage Lands Under 1.00?
Sub-1.00 files aren’t dead, but they get harder. Most standard DSCR programs are built around a 1.00 benchmark because rent covers the payment at that level. Some lenders review lower-ratio scenarios, and those usually require reduced leverage, stronger credit, deeper reserves, or different pricing. Eligibility depends on lender guidelines, credit profile, reserves, and property review.
The structures an investor might discuss with a lender on a sub-1.00 Broomfield house:
- Lower LTV. Taking the cash-out request down from the 75 percent cap is the cleanest fix. Less loan, less payment, better ratio.
- A sub-1.00 program. A select-lender option with tighter credit and reserve expectations, priced accordingly.
- Interest-only structuring. It reduces the qualifying payment, though it doesn’t build principal and the terms differ by lender.
Here’s the genuine judgment call. Say you hold a Broomfield house bought well below today’s median. Refinancing at reduced leverage may return less cash than you hoped, but it leaves a file a lender can actually approve. Chasing the full 75 percent on a property that can’t cover it just gets the file declined or repriced. The right answer flips when you have a specific use for the proceeds that earns more than the equity’s opportunity cost. Then a smaller draw at 65 percent might still be worth it. If not, waiting is cheaper than forcing it.
The cash-out qualification details cover the seasoning and reserve mechanics. In short: about six months of ownership measured from title recording, credit generally starting around 620 with better tiers at 660, 680, and 700, and reserves around six months of PITIA. Proceeds are never a guaranteed figure.
Skip Anthem and Aspen Creek for Cash Flow
Aspen Creek single-family homes carry a median near $1,020,000, and the Anthem and Broomfield Country Club areas sit around $950,000. These are appreciation-led holdings. Modeled coverage at 75 percent falls near 0.6 on the top-end four-bedroom rent, which is far from what a lender wants to see.
If you already own one, a cash-out refinance still exists, but it’s a different exercise. You’d be running a heavily reduced-leverage structure or relying on a strong-credit, sub-1.00 review. Buying into this tier specifically for DSCR cash-out potential is a mistake. Broadlands lands in a similar spot: a local broker describes values as often trending higher.
Baseline and Flatiron: Big Rents, New Competition
Baseline and Flatiron look attractive on rent alone. Rent.com shows one-bedroom averages of $1,929 in Baseline and $2,528 near Flatiron Marketplace, the highest in the city. Flatiron sits on US-36 with a bus-rapid-transit stop, and Baseline is a newer master-planned area in the north.
The catch is what’s next door. Redfin’s listings show new Baseline and Interlocken-area apartment communities advertising free-rent specials. A small landlord’s condo competes with a new building that will cut its effective rent to fill units. A lender’s appraiser may set market rent below what you’re collecting or hoping to collect, and market rent is what drives the coverage number.
The wider metro backs this up. Average rent across Greater Denver fell 4.8 percent to $1,754 over a year, roughly back to where it stood four years earlier, and the same report found older properties built in the 1970s and earlier carry the highest vacancy. Boulder and Broomfield counties came in tighter than the core metro at 6.5 percent, against 7.6 percent metro-wide. Tighter, but still soft.
Broomfield Heights and Northmoor: Cheap Rents, Thin Data
Broomfield Heights is the lowest-cost rental pocket, with a one-bedroom average of $1,195 per Rent.com, and Northmoor Estates sits at $1,752. That gap is huge for a suburb this small.
Honestly, this is where the research runs out. There are no sourced submarket price medians for either area, and no house-rent comps. The low rents suggest older workforce housing, and an investor who bought there years ago at a much lower basis might show strong coverage on a refinance. But a basis that low isn’t something anyone can source from public data. Buying there today for cash-out is a guess until you have a rent schedule and a real comp set.
Appreciation Is Not Your Proceeds Engine
The sources don’t agree, and the disagreement matters for cash-out math. Redfin shows the median sale price up 3.9 percent year over year. Zillow has average value down 1.4 percent, and Homes.com puts the 12-month median sale price at $625,000, down 1 percent. Different methodologies, different samples, and no single true number.
The takeaway: Broomfield is stable, not booming. If your plan depends on market drift to create refinance equity, that’s a weak plan here. Cash-out proceeds will come from the discount you bought at, the value you added, and the coverage the rent supports. An appraiser leaning on recent comps that are flat to lower won’t hand you extra equity.
That reframes the six-month seasoning window. It isn’t a waiting period for appreciation. It’s the time to finish a renovation, get a lease in place at a documented rent, and build the reserve position the lender will want. Then the cash-out at 75 percent or below becomes the capital for the next purchase, ideally a lower-priced townhome or condo where the ratio works, not another $900K house.
One pattern the deal desk sees in markets like this one, with pricey homes and modest rents, is that files stall over the appraiser’s market-rent figure, not over credit or seasoning. Borrowers who bring a signed lease, a rent comparison set, and a realistic view of the ratio tend to get cleaner conversations. Borrowers who assume the seller’s rent claim carries through often find the cash-out shrinking on review.
Tenant Demand: Workforce, Not Campus
Broomfield has no major university, so demand here is workforce-driven. Data USA shows the top resident employment sectors are professional, scientific, and technical services at 6,961 people, health care and social assistance at 5,237, and manufacturing at 5,161. Homeownership runs 62.7 percent, and RentCafe counts 11,568 renter-occupied households, 37 percent of the total.
Health care is a steady anchor. UCHealth runs a community hospital in Broomfield, and the 234-bed Good Samaritan Medical Center, a Level II trauma center, sits in adjacent Lafayette. Tenants tied to those employers tend to sign longer leases, which supports the documented-rent story a lender wants.
There’s also the Boulder angle. Broomfield sits 13 miles from Boulder, and a Boulder worker priced out of that market can trade distance for a lower rent. It’s a real demand source, but it’s a commuter-value pitch, not a growth story. The city has an estimated 79,174 residents and runs as a consolidated city and county across roughly 34 square miles, so the rental pool is compact. New-build apartment supply and its concessions can move a submarket quickly.
Small multifamily is the missing piece. Redfin’s townhouse listings show 62 townhouses at a $530K median list price against roughly one multi-family property for sale. If you’re hunting a duplex or fourplex to fix the ratio, be realistic. Most Broomfield deals are houses, townhomes, and condos. For the general framework on how a DSCR loan works, see this primer on DSCR loans.
DSCR vs. conventional financing
Two common ways to finance an investment property in Broomfield, CO. They qualify you differently — here’s how investors weigh them.
Why investors choose it
- Qualifies on the property’s rental income — no personal tax returns, W-2s, or pay stubs needed to document income.
- No personal debt-to-income ceiling to clear, so existing mortgages and obligations don’t cap your borrowing the same way.
- Can be closed in an LLC, keeping the property inside a business entity.
- Built for scaling — not held to the limit on number of financed properties that conventional financing applies.
- Underwriting centers on the deal: generally qualifies when the rent covers the payment, a 1.00x coverage ratio being a common baseline (confirmed in underwriting).
- Designed specifically for investment property, including long-term and, where the program allows, short-term rentals.
Where it’s strong
- Often the lowest ongoing financing cost for a buyer who fully qualifies on personal income — a fit for a first property or a cost-first purchase.
Trade-offs for investors
- Requires full personal income documentation and must fit within a debt-to-income limit — salary, existing debts, and other mortgages all count.
- Typically held in your personal name rather than a business entity.
- Caps how many financed properties you can carry, which can become a ceiling as a portfolio grows.
- Evaluates you as a borrower as much as the property, which usually means more paperwork.
How investors usually choose: a first or single property often optimizes for the lowest financing cost; portfolio builders often optimize for leverage, vesting in an LLC, and scaling past conventional caps. The right answer depends on your goals, the property, and current guidelines — both paths run through select lenders in Lendmire’s wholesale network, with eligibility and terms confirmed in underwriting.
Structuring the Cash-Out
Loan sizes up to $3,000,000 fit standard programs, which covers virtually every Broomfield property. Smaller balances route through select lenders in the network. If you already hold a conventional loan and want to see how the two compare, the DSCR-versus-conventional breakdown is worth a read, since a DSCR structure trades a different underwriting basis for a different cost profile. Investors with more than one property can review the refi programs alongside their scenario. Exact terms depend on the lender’s guidelines, property type, leverage, and a full review of the borrower’s file.
If you hold title through an entity, LLC vesting may be available subject to lender program eligibility. For a Broomfield-specific scenario, review the Colorado DSCR financing page, call 828-256-2183, or request a scenario review. Investors should also verify current local rental rules, taxes, and insurance with qualified local professionals.
Frequently Asked Questions
Can a Broomfield townhome support a cash-out at the full 75 percent LTV?
Only borderline. On a modeled $500,000 townhome using the Rentometer 3-bedroom rent, coverage including taxes and insurance lands around 1.00 at 75 percent. Dropping to 70 percent or lower gives more room. The result depends on the appraiser’s market-rent figure, your credit, and lender guidelines.
How long do I wait to pull cash out after buying a Broomfield rental?
Plan on about six months of ownership, measured from title recording. Lenders also look for reserves of roughly six months of PITIA. Renovated properties may be appraised on after-repair value once the work is complete, subject to lender review.
Does Broomfield’s apartment vacancy affect my appraisal?
Yes, indirectly. Boulder and Broomfield counties showed 6.5 percent apartment vacancy, and new communities are offering concessions. An appraiser may set market rent below your in-place lease, which lowers coverage and can shrink proceeds. A documented lease and a comparable-rent set help.
Is flat appreciation a problem for a cash-out refinance here?
It’s a problem only if your plan relies on price gains. Redfin shows about 3.9 percent growth while Zillow shows a decline. Your basis, your renovation, and your rent do the work, so buying below market or adding value matters far more than waiting.
Is a duplex or fourplex realistic in Broomfield?
Only occasionally. Redfin’s Broomfield listings show very few multi-family properties for sale next to a much larger number of townhouses and condos. A true 2-4 unit deal is scarce and needs a lender-approved rent schedule. Most investors here work with townhomes and condos.
Lendmire can walk you through current guidelines and terms for investment-property financing.
What to Watch Over the Next Quarter
- Apartment vacancy in Boulder and Broomfield counties. The 6.5 percent baseline is the number to beat. A move down supports higher appraised rents.
- Concession activity in Baseline and Interlocken. Fewer free-rent specials on new communities would ease pressure on small landlords’ market rents.
- Town Square progress. The 39-acre downtown project has strong resident support in the city’s community survey, and its residential phases will show whether new supply lands in Broomfield’s condo tier or above it.
Broomfield rewards the investor who buys the townhome at a discount, not the one who waits for the market to lift a $900K house.
About Lendmire
Lendmire (NMLS# 2371349), a non-QM mortgage broker serving investors in 41 markets including Washington, D.C., helps structure DSCR scenarios commonly evaluated around a property’s rental income rather than personal income paperwork, subject to lender guidelines. The firm was recognized by Scotsman Guide as a 2026 Top Workplace and is also a 2025 Scotsman Guide Top Mortgage Workplace. Lendmire places loans through wholesale investor lenders and is not a direct lender.
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References
1. $659K
2. Homes.com
3. Colorado Sun
4. jobs.vailresortscareers.com — Corporate Headquarters Life in Boulder Denver
5. Islands.com — Broomfield Colorado Between Boulder Denver Tech Minded
6. Rent.com
7. Rentometer’s 3-bedroom average of $2,886
8. RentCafe
9. sellstatealtitude.com — The 2026 Broomfield CO Housing Market: a Local’s Guide
10. Zillow
11. Data USA
12. uchealth.org — Locations Uchealth Broomfield Hospital
13. Wikipedia — Broomfield, Colorado
14. Redfin’s townhouse listings
15. recognized by Scotsman Guide as a 2026 Top Workplace
16. a 2025 Scotsman Guide Top Mortgage Workplace
This article is part of Lendmire’s investment property cash-out refinance program — full qualification details, guidelines, and scenarios live on the program page.
Related reading: Luxury Rental DSCR Loans In New Jersey · Jersey Shore Vacation Rental Loans: DSCR Financing In Ocean City, Cape May And Long Beach Island · DSCR Cash-out Refinance In New Jersey: Pulling Equity From A Rental
Guides: Investment Property Cash-Out Refinance in Broomfield, CO · Investment Property Cash-Out Refinance in Colorado
Brandon Miller
Founder & CEO, Mortgage Loan Originator, Lendmire LLC
- Mortgage Loan Originator · NMLS# 1129696 · Verify on NMLS Consumer Access
- North Carolina Real Estate Broker · License# 343312 · Verify on NCREC
- North Carolina Insurance Producer · License# 19053198 · Property, Casualty, Life, Health · Verify on NAIC SBS
- Lendmire LLC · Firm NMLS# 2371349 · Verify firm licensure
Disclosures. The information presented in this article is general market commentary, not financial, legal, or tax advice. Lendmire is a mortgage brokerage (NMLS# 2371349) — not a direct lender or depository institution — and loan placement is subject to lender underwriting. Nothing in this content represents a commitment to lend. Loan terms, pricing, and program availability vary based on borrower qualifications, property characteristics, and state of subject property, and are subject to change at any time. Lendmire complies with Equal Housing Opportunity requirements. Consumer access: nmlsconsumeraccess.org.