DSCR Loans in Oregon: 2026 Investor's Guide

Oregon is one of only a few states with genuine statewide rent control, and that single fact shapes the entire DSCR investor landscape here. SB 608 (2019) and SB 611 (2023) cap rent increases at the lesser of 10% or 7% + CPI and require just-cause for eviction. The Oregon Department of Administrative Services set the 2026 cap at 9.5% (7% + 2.5% West-Region CPI); the 2024 and 2025 caps were both 10.0%. For buildings less than 15 years old, exemptions apply — and this is where most DSCR investor activity concentrates. In 2026, Oregon DSCR investors either target new-construction and recently-built properties (exempt from rent caps) or accept the cap and underwrite to conservative rent growth.

This guide walks through DSCR lending in Oregon, the SB 608 framework, and the metros where volume concentrates.

Why Investors Choose Oregon

Oregon’s population growth slowed meaningfully post-2020 after a decade of rapid in-migration from California. Net migration turned slightly negative in 2022-2023 as housing costs caught up. The Portland metro has had specific demographic challenges post-pandemic — downtown office vacancy, public-safety perceptions, and ongoing discussion of regional economic vitality. But the broader state economy remains anchored by Intel (the largest private employer in Oregon; 22,000+ workers at Hillsboro), Nike (global HQ in Beaverton), Columbia Sportswear, and major healthcare systems.

Bend has been Oregon’s growth outlier — a high-amenity, outdoor-recreation-driven metro that has attracted California and Seattle in-migration. Eugene is University of Oregon. Salem is state government. Medford and Grants Pass are Southern Oregon timber/agriculture markets.

Portland’s 2-4 unit small-multifamily stock is meaningful but the rent-cap environment has slowed transaction velocity. Newer construction (post-2011 Certificate of Occupancy) remains exempt from the cap and continues to attract DSCR investor activity.

DSCR Loan Rules in Oregon

Most major national DSCR lenders fund Oregon. Some smaller lenders have exited the state due to the rent-cap complexity. Expect 3-5 quotes rather than 5-7.

Oregon’s Mortgage Lender Law governs consumer lending; bona-fide business-purpose loans to investor LLCs for 1-4 unit property are exempt. Out-of-state lenders typically hold OR licenses or operate through licensed Oregon broker partners.

Typical terms: min DSCR 0.85-1.20, max LTV 70-75%, min FICO 680-700, 6-9 months reserves. The rent-cap environment produces slightly tighter underwriting than national average.

Taxes & Carrying Costs

Oregon’s effective property tax rate of 0.87% is below national average due to Measure 50 (1997), which capped assessed value increases at 3% per year and — unusually — preserves those caps on sale. This means Oregon properties held long-term carry materially lower tax bills than a straight-millage calculation would suggest. For DSCR investors buying from long-held owners, the tax bill typically DOES NOT reset to market — a genuine advantage versus Michigan or Illinois.

Portland has additional local taxes: the Portland Arts Tax ($35 per adult), Multnomah County Preschool For All income tax (applies to high earners), and Metro Supportive Housing Services tax. These apply mostly to wage income rather than rental income but can affect investor LLC distributions.

State income tax is high: graduated 4.75% to 9.9% — among the highest in the country. Out-of-state investors file OR non-resident returns. Oregon LLCs: $100 formation, $100 annual report.

Insurance in Oregon is moderate — $1,000-$1,500 per $300K in Portland-metro. Wildfire exposure in Central/Southern Oregon has led to some carrier non-renewal in WUI areas (Bend, Ashland, Medford exurbs).

Foreclosure & Eviction Landscape

Oregon permits both judicial and non-judicial foreclosure. Non-judicial under ORS 86.705 is common for investor loans — typical timeline 180 days from notice of default. Judicial foreclosure runs 8-12 months.

Eviction under SB 608 / SB 611 is materially more complex than pre-2019 Oregon. Just-cause eviction applies to most tenancies over 12 months. Non-payment remains a just cause, but “landlord preference” or “end of lease with no cause” is NOT permitted after 12 months without relocation assistance (typically equivalent to one month’s rent). Non-payment eviction timelines run 30-60 days.

Landlord-Tenant Law — SB 608 / SB 611 Rent Cap

Understanding SB 608/611 is essential for any Oregon DSCR deal:

Annual rent cap: Lesser of 10% OR 7% + West-Region CPI. For 2026 the Oregon DAS-published cap is 9.5% (7% + 2.5% CPI); 2024 and 2025 were both 10.0%. Increases in excess require relocation assistance or trigger tenant remedies. Manufactured-home park tenancies with more than 30 spaces are subject to a separate 6% cap in 2026.

Exemptions:

• Buildings with Certificate of Occupancy less than 15 years old (rolling — a 2011 CO becomes subject to the cap in 2026)
• Owner-occupied duplexes (the owner occupies one of the two units)
• Federally subsidized housing (separate rules apply)
• First year of tenancy (cap doesn’t apply — but the just-cause rules do after 12 months)

Just-cause eviction: After 12 months of tenancy, eviction requires either tenant-caused cause (non-payment, lease violation) or qualifying landlord-cause (renovation, family occupancy, sale) with relocation assistance paid.

Underwriting implication: for rent-capped buildings, model 4-8% annual rent growth, not market-rate 10-15%. This narrows DSCR ratios on Portland older-stock deals materially.

Security deposits are not statutorily capped but conventional practice is one to 1.5 months. Landlords must return within 31 days with itemized deductions.

Top Oregon Markets

Portland (Multnomah County) — The dominant metro. DSCR concentrates in 2-4 unit small multifamily in SE Portland, NE Portland, and inner NW. Post-2011 new-construction exempt from SB 608; older stock subject to cap. DSCR properties price $475K-$725K for single-family; 2-4 units $650K-$1.1M. Cap rates 5-6.5%.

Hillsboro and Beaverton (Washington County) — Portland western suburbs. Intel campus, Nike HQ. Strong long-term rental demand. DSCR properties price $500K-$700K with rents $2,600-$3,200.

Gresham (Multnomah County) — Portland eastern suburb. Lower basis. DSCR properties $375K-$525K with rents $2,100-$2,700.

Eugene (Lane County) — University of Oregon. Student and young-professional. DSCR properties $400K-$575K with rents $2,000-$2,600.

Bend (Deschutes County) — Fast-growing but expensive. STR restrictions tightened. DSCR properties $525K-$800K with rents $2,400-$3,400. Tight DSCR math.

Salem (Marion County) — State capital. More affordable than Portland. DSCR properties $325K-$475K with rents $1,700-$2,200.

Special Considerations

SB 608 / SB 611 rent cap is the defining Oregon underwriting variable. New-construction exemption (15-year rolling window) is where most DSCR investor activity concentrates. Bend STR regulations have tightened materially since 2021. Portland downtown office vacancy and policy debates affect demand perception — verify current submarket conditions.

Entity Formation Notes

Oregon LLCs cost $100 formation, $100 annually. Standard structures apply. Many Oregon investors use Wyoming or Delaware parent holding LLCs owning an OR LLC. See the entity structure guide.

Getting Started

Use the DSCR calculator with conservative rent-growth assumptions for rent-capped properties, check current rates, then get matched.

Related guides: Washington, California, Idaho.

Frequently asked questions