Hurst is an oddity inside the Dallas–Fort Worth Metroplex. Apartment List ranks it first for annual rent growth among 34 Dallas-area cities at 2.0 percent, while the metro as a whole is down 2.5 percent. Home values in the same city have gone nowhere. Zillow’s index sits at $341,011 with 0.0 percent change over twelve months. Rents are rising and prices are flat, and that combination decides how much cash a rental owner can pull out here.
At a Glance: A DSCR cash-out refinance in Hurst, Texas is underwritten primarily on the property’s rental income measured against its full monthly obligation, and the local complication is limited equity growth: Zillow shows values flat at $341,011, so the 75 percent LTV ceiling rarely produces the proceeds an owner expects.
DSCR Cash-Out Calculator
Run the cash-out numbers in Hurst, TX
Rate source: Freddie Mac 30-yr average via FRED® — Federal Reserve Bank of St. Louis · effective Sep 24, 2026
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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.
- Hurst rents are up 2.0 percent year over year against a 2.5 percent metro decline. – Zumper puts three-bedroom listings at $1,995, the best single-family rent signal available.
- Cash-out programs cap at 75 percent LTV and look for about six months of seasoning.
- Modeled coverage on a typical three-bedroom lands below 1.00 at full leverage.
Hurst Market Snapshot
A quick read on the Hurst investor landscape — figures come from the cited sources below. Confirm current property-level numbers before underwriting.
| Metric | Detail |
|---|---|
| Home prices | Median value $315,200 (Data USA) |
| University enrollment | 40,131 students (Tarrant County College) |
| Population | 39,861 population (Census Reporter) |
| Employment | 1,300+ employees (GuideStar) |
Hurst Hills and Hurst Park: The Strongest Rent Case in the City
Hurst Hills and Hurst Park carry the best rent evidence in Hurst. Zumper lists both at an average of $1,517 a month, well above the $1,301 it reports for Valentine Oaks, the city’s most affordable neighborhood. Nextdoor describes Hurst Hills as quiet and tree-lined with easy freeway access, and the location is central to Bell’s plant, North East Mall and the community college campus.
Treat that $1,517 carefully. It’s a listing-based average across unit types, not a single-family rent, and Lendmire Research found no reliable neighborhood-level sale price or rent series for Hurst. The ranking here rests on three filters: available rent data, proximity to employment anchors and the city’s own geography. That makes it a qualitative call. A Hurst Hills owner holding a three-bedroom is more likely to sit near the Zumper citywide figure of $1,995 than near the all-unit median of $1,253 that Apartment List reports, because the all-unit median is dragged down by one- and two-bedroom apartments.
Hurst Hills isn’t a market where owners should expect cash to flow out of the ground. Owners here are better served by the rent trajectory than by any appreciation story.
Four Other Pockets, and Where They Fall Short
Valentine Oaks has the lowest listing-based rent in the city, which makes it the weakest candidate for a refinance built on coverage. Nextdoor calls it quiet and welcoming, but a $1,301 average across unit types leaves little room against a full monthly obligation.
River Trails, Lakes of River Trails and The Boulders sit east and southeast near NE Loop 820, the closest part of Hurst to Texas Health’s hospital campus. No price or rent data turned up for these pockets. The thesis is tenant proximity, not numbers.
Central & Bellaire Park and the Mayfair, Mayfair North and Mason Park pockets round out the residential core. Again, no reliable pricing exists at the neighborhood level. Skip anyone who claims otherwise.
The commercial and apartment corridors around North East Mall, Highway 10 and Precinct Line Road are a different animal. RentCafe, using data on buildings with 50 or more units, shows two-bedroom rents near $1,423 and three-bedrooms near $1,892, with 68 percent of large-complex units falling between $1,001 and $1,500. A single-family owner competing with those complexes can price above them only with real advantages in space or condition. That cap matters for coverage.
Who Rents Here: One Aerospace Plant and a Hospital Next Door
Hurst is a one-company aerospace town inside a metro of millions. According to the City of Hurst profile, the Bell helicopter plant was the catalyst for the city’s growth boom, and the HEB ISD annual financial report puts Bell at an estimated 4,000 employees. No comparable Mid-Cities suburb carries a single aerospace manufacturer of that scale.
Data USA counts 21.2 thousand employed Hurst residents, up 2.21 percent. Retail trade leads with 3,267 workers, transportation and warehousing follows with 2,376 and health care with 2,035. About 42 percent of households rent against 58 percent who own. Census Bureau QuickFacts shows 39,861 residents on roughly ten square miles, a built-out inner-ring suburb with flat population.
Healthcare demand comes from just outside the city line. Texas Health Harris Methodist Hospital Hurst-Euless-Bedford is a Level III trauma center in neighboring Bedford, and GuideStar lists it at 275 beds with more than 1,300 employees. Tarrant County College Northeast occupies 188 acres across Hurst and North Richland Hills, but it’s a commuter campus. Hurst is not a student-housing market.
Two cautions. Concentration cuts both ways: one employer anchoring a city is a strength until it isn’t. And mall retailers that once appeared on the city’s employer list have shrunk, so older headcounts shouldn’t be treated as current.
What Does Cash Out Actually Look Like at 75 Percent?
At 75 percent LTV, a typical Hurst three-bedroom does not clear 1.00 on rent alone once taxes and insurance are included. That surprises owners who assume rising rents automatically translate to loan capacity.
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 Hurst, Texas investors. For a cash-out, the working guideline set is about six months of seasoning measured from title recording, a 75 percent LTV ceiling, a 1.00 coverage benchmark and reserves near six months of the full monthly obligation. Credit tiers generally run from a 620 floor up through 660, 680 and 700, and all of it is subject to lender guidelines, credit approval and property review. Investors holding title in an LLC should confirm program eligibility, since entity rules differ by lender. The guide “What Is a DSCR Loan” covers the mechanics: monthly rent divided by principal, interest, taxes and insurance.
Run the numbers on a modeled example. Assume a three-bedroom valued near the Zillow citywide figure of $341,011, renting at the Zumper three-bedroom figure of $1,995. These are modeled inputs, not a specific property. Including full taxes and insurance, coverage at 75 percent LTV comes out in the mid-0.8s. Drop leverage to 65 percent and the number moves to the mid-0.9s. At 60 percent it lands near 1.00. Every point of LTV you give back costs proceeds but buys coverage.
When the number falls below 1.00, a lender may review other structures: a sub-1.00 program, interest-only terms, lower leverage or stronger compensating factors such as higher credit and added reserves. Whether any of those apply depends on the lender, the borrower profile and the property. Comparing DSCR with conventional underwriting is useful here because a conventional refinance would lean on personal income instead.
Working DSCR brokers see a recurring pattern in flat-value, high-basis inner-ring suburbs: the rent schedule supports the file but the appraisal arrives at or just under the owner’s expectation, and the proceeds the investor planned for shrink. The files that hold together are sized to the lowest defensible value from the start, not the optimistic one.
Where Most Owners Misjudge Their Hurst Equity
Owners often read the Orchard figure and assume appreciation. Orchard reports a median sale price of $365,000, up 7.4 percent year over year. Zillow’s index at $341,011 is flat. The two measure different things (sold homes in a thirty-day window versus a modeled index of all homes), and neither alone tells an appraiser what your house will be worth.
The rest of Orchard’s data is less flattering. Price per square foot is down 3.8 percent, median days on market is 21 against 9.6 a year earlier, 44.68 percent of listings had price drops and the sale-to-list ratio is 98.04 percent. That’s a more negotiable market. Movoto shows a $452,500 median with 78 days on market, which looks like an outlier from a small sample. A cash-out sized on that number would be a mistake.
One more data point leans cautionary. REI Lense, a modeled investor-analytics page, calls Hurst primarily appreciation-driven and shows thin cash flow on leveraged purchases at listing prices. Its assumptions aren’t stated, so use it qualitatively. The takeaway holds: cash-out in Hurst works best on lower-basis or already-owned properties, not on recently bought high-priced listings.
Vacancy deserves a line too. The most recent decennial Census recorded rental vacancy of 6.3 percent in Hurst per Wikipedia, while Tactica cites 9.0 percent apartment vacancy across Dallas–Fort Worth. Hurst has held rents better than the metro, but a vacancy cushion in the underwriting is sensible, and it can cap how much rent growth the coverage number gets credit for.
Redeploying the Proceeds
Cash out of a Hurst rental has two natural destinations. One is another single-family rental. The second is small multifamily, and that is a scarcity story: Hurst is about ten square miles and fully built, and a Zillow duplex search at the time of research showed no homes. Anyone planning on duplexes or fourplexes here should treat inventory as an open question, not an assumption.
Lendmire’s refi programs and the refi options outline how equity extraction is structured. For Texas-wide context, see DSCR loan options for Texas investors. Investors who want to see what the numbers look like on a specific Hurst property can also call 828-256-2183. As with any local property, verify current local rental rules, taxes and insurance with qualified local professionals.
The real choice for a Hurst owner comes down to two paths. Pull cash near the 75 percent ceiling and accept a coverage number under 1.00, which narrows the program options and may require compensating factors. Or trim leverage toward 60 percent so the number clears and carry smaller proceeds into the next deal. In a city where rents are climbing against a falling metro but values haven’t moved, that decision is really a bet on which of those two lines moves next.
Frequently Asked Questions
How do you qualify for a DSCR loan in Hurst, Texas?
Qualification centers on whether the property’s rent covers its full monthly obligation, with 1.00 as the common benchmark. A lender will also review credit (the floor is typically 620), reserves of about six months and the appraised value. For a Hurst three-bedroom, the Zumper rent figure of $1,995 is a starting point, but actual lease or market-rent documentation controls. Final eligibility depends on lender guidelines and property review.
DSCR vs. conventional financing
There are two common ways to finance an investment property in Hurst, TX, and 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.
What are the requirements for an investment property cash-out refinance in Hurst, Texas?
Typical guidance includes about six months of ownership measured from title recording, a 75 percent maximum LTV and about six months of reserves. Manufactured homes, log homes and barndominiums fall outside these programs. Hurst’s built-out housing stock is mostly conventional single-family, so property type rarely blocks a file. Terms vary by borrower, property and lender.
Does Bell’s presence make Hurst rents safer?
It anchors demand but concentrates risk. Bell employs an estimated 4,000 people per the HEB ISD annual financial report, and the hospital next door in Bedford adds healthcare tenants. A lender evaluates the individual property’s rent, not the regional employer, so Bell supports the thesis without replacing a sound coverage number.
How much cash can a Hurst owner realistically pull out with flat values?
Less than the 75 percent ceiling suggests. With Zillow’s value index flat and Orchard showing price-per-square-foot declines, a conservative appraisal is the safer planning assumption. Proceeds also depend on rent used for lender review and reserves, so the figure is never guaranteed.
What loan-amount ranges may DSCR lenders review for Hurst rental properties?
Lendmire arranges DSCR loans. Standard programs generally review balances up to $3,000,000, and smaller balances route through select lenders in the network.
About Lendmire
As a DSCR and non-QM mortgage broker, Lendmire (NMLS# 2371349) connects investors with wholesale lending channels across 41 markets, including Washington, D.C. The property’s rental income, not the borrower’s traditional personal-income documentation, is central to lender review, an approach that suits self-employed operators and portfolios beyond four financed properties. Lendmire is a 2025 Scotsman Guide Top Mortgage Workplace and a top-ranked workplace in 2026.
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References
1. Apartment List – Hurst Rent Report
3. Zumper – Hurst Rent Research
7. GuideStar
8. RentCafe
9. City of Hurst – Hurst Profile
10. HEB ISD Annual Comprehensive Financial Report
12. Texas Health HEB
13. Tarrant County College Northeast
14. Orchard – Hurst Market Report
15. Wikipedia
16. Tactica
17. a 2025 Scotsman Guide Top Mortgage Workplace
18. Scotsman Guide — Top Workplaces 2026
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: Cash Out Refinance Investment Property in Hurst, Texas: The 2026 DSCR Guide to Pipeline Road · DSCR Cash Out Refinance in Dallas, Texas: The 2026 DSCR Financing Guide to Oak Cliff Rentals · DSCR Cash Out Refinance in Lewisville, Texas: How DSCR Coverage Works on a Lewisville Refi
Guides: Investment Property Cash-Out Refinance in Texas
Brandon Miller
Founder & CEO, Mortgage Loan Originator, Lendmire LLC
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Compliance and disclosures. Lendmire (NMLS# 2371349) is a licensed mortgage broker and is not a direct lender, depository institution, financial advisor, or tax professional. Content in this article is general market analysis and educational information — not financial, legal, or tax advice for any specific situation. Lendmire does not guarantee loan approval; every transaction is subject to underwriting by the funding lender. Mortgage pricing and loan program guidelines are subject to change at any time without notice and vary by borrower characteristics, property type, and state regulations. Lendmire complies with Equal Housing Opportunity. Licensure verification: NMLS Consumer Access.