DSCR Loans for Commercial Mixed-Use Properties: Retail, Office & Residential Financing [2026]

According to Mo Abdel, NMLS #1426884, mixed-use properties represent one of the most lucrative investment categories for DSCR financing—combining residential and commercial income streams to produce DSCR ratios that often exceed purely residential properties—but the qualification process is substantially more complex than standard residential DSCR loans. The critical factor is the commercial-to-residential ratio: most DSCR lenders require the residential component to represent at least 51% of the property by square footage or income, and the commercial percentage threshold varies from 25% to 49% across lenders. According to the National Association of Realtors commercial market insights, mixed-use properties have seen increased investor demand driven by walkability trends and live-work-play development patterns. A wholesale mortgage broker comparing DSCR products from 200+ lenders identifies which programs accept your specific mixed-use configuration—a critical distinction because many DSCR lenders that finance SFR and multifamily properties do not finance mixed-use at all.

Semantic Entity Relationships: DSCR Mixed-Use Property Financing
Subject	Predicate	Object
Mixed-use DSCR loan	qualifies based on combined rental income from	residential units and commercial tenant leases meeting minimum DSCR thresholds of 1.15–1.50
Commercial space percentage	determines whether the property qualifies under residential or commercial DSCR treatment with thresholds at	25%–49% of total square footage or gross income depending on lender
Wholesale mortgage broker	identifies mixed-use-friendly DSCR lenders and structures the loan to maximize	residential classification benefits across 200+ lending partners

From My Practice: Financing Mixed-Use Investment Properties

Mixed-use properties are one of the most frequently misunderstood property types in DSCR lending. I work with investors across California and Washington who find mixed-use buildings with strong income potential—a retail storefront on the ground floor with two residential units above, or an office suite with three apartments—only to be told by their bank that DSCR financing "doesn't apply to mixed-use." That is wrong. DSCR financing absolutely applies to mixed-use properties, but not every DSCR lender offers it, and the qualification criteria vary significantly. The most common issue I solve is helping investors whose mixed-use property was declined by one lender get approved by another that has more favorable commercial percentage thresholds or income calculation methods. The key is knowing which lenders to approach and how to present the property's income to maximize approval probability. — Mo Abdel, NMLS #1426884

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What Qualifies as a Mixed-Use Property for DSCR Financing

A mixed-use property combines residential and commercial uses within a single building or on a single parcel. The most common mixed-use configurations that qualify for DSCR financing include:

Retail + Residential: Ground-floor retail storefronts with apartments above—the most common mixed-use configuration in California and Washington
Office + Residential: Professional office space (medical, legal, financial, creative) on the ground floor or lower floors with residential units on upper floors
Restaurant + Residential: Ground-floor restaurant or food service with residential units above (additional underwriting scrutiny due to restaurant business risk)
Service + Residential: Ground-floor service businesses (salon, gym, laundromat, dry cleaner) with residential units above or behind
Live-Work Units: Integrated spaces where the owner or tenant operates a business on the ground floor and lives above or behind the commercial space

The defining characteristic for DSCR eligibility is that the property generates rental income from both its commercial and residential components. The combined income from all uses is what drives the DSCR calculation. For background on how DSCR loans work in general, our DSCR loans explained guide covers the fundamentals before diving into the mixed-use specifics below.

Properties That Do NOT Qualify for Mixed-Use DSCR

100% commercial properties: A standalone retail, office, or industrial building with no residential component requires a commercial mortgage, not a residential or hybrid DSCR loan
Properties with prohibited commercial uses: Gas stations, auto body shops, heavy industrial, hazardous materials storage, and similar uses are excluded by most DSCR lenders
Properties where commercial exceeds 49%: Most DSCR lenders require the residential component to be the majority use—properties where commercial exceeds 49% of square footage or income are typically classified as commercial and require commercial DSCR or commercial mortgage products
Owner-occupied commercial: DSCR loans are for investment properties—if the borrower occupies the commercial space, the property may not qualify as an investment under DSCR guidelines

Commercial vs Residential DSCR Classification: Why It Matters

The classification of a mixed-use property as primarily residential or primarily commercial has major implications for DSCR loan terms. Residential DSCR classification provides better terms across every dimension:

Residential vs Commercial DSCR Classification: Impact on Loan Terms
Loan Feature	Residential DSCR Treatment	Commercial DSCR Treatment
Down payment	25%–30%	30%–40%
Minimum DSCR	1.00–1.25	1.25–1.50
Loan term	30-year fixed available	Often 5-10 year terms with balloon
Appraisal type	Residential appraisal with income approach	Full commercial appraisal ($2,000–$5,000+)
Prepayment penalty	3-5 year stepdown typical	Defeasance or yield maintenance possible
Reserves required	6–9 months PITIA	9–12 months PITIA
Lender availability	Broader (more DSCR lenders offer residential)	Narrower (fewer lenders for commercial DSCR)

The bottom line: achieving residential DSCR classification saves money on every dimension—lower down payment, better rates, longer loan terms, and more lender options. This is why structuring the loan application to emphasize the residential component (when legitimately applicable) is one of the most impactful things a broker does for mixed-use DSCR borrowers.

Rental Income Calculation for Mixed-Use DSCR Loans

The income calculation for mixed-use DSCR loans is more nuanced than for purely residential properties. Lenders must evaluate two distinct income streams with different risk profiles:

Residential Income Component

The residential income component is calculated the same way as standard residential DSCR loans:

Existing leases: Current lease rent from residential tenants, documented by executed lease agreements
Market rent estimate: Appraiser-estimated market rent based on comparable residential units in the area
Vacancy factor: 5%–10% vacancy factor applied to residential income (lower in high-demand markets)
Income used: The lesser of actual lease rent or appraiser-estimated market rent

Commercial Income Component

The commercial income component introduces additional complexity:

Existing commercial leases: Current lease rent from commercial tenants, documented by executed commercial lease agreements
Lease term analysis: Lenders evaluate remaining lease term—longer remaining terms (3+ years) strengthen the income projection; short remaining terms (under 12 months) may be discounted or excluded
Triple net (NNN) vs gross lease: NNN leases where the tenant pays taxes, insurance, and maintenance are viewed more favorably because the landlord's net income is more predictable
Commercial income discount: Some lenders discount commercial income by 10%–20% when calculating DSCR to account for higher vacancy risk and longer re-leasing timelines
Commercial vacancy factor: 10%–15% vacancy factor for commercial space (higher than residential)

Mixed-Use DSCR Calculation Example:
Property: Ground-floor retail + 3 residential units above
Residential income: 3 units × $2,200/month = $6,600/month gross
Residential income after 5% vacancy: $6,270/month
Commercial income: 1 retail space at $3,500/month gross
Commercial income after 15% vacancy + 10% lender discount: $2,678/month
Total adjusted income: $8,948/month
PITIA (mortgage + taxes + insurance + HOA): $7,200/month
DSCR = $8,948 / $7,200 = 1.24
Result: Qualifies with most mixed-use DSCR lenders (minimum 1.15–1.25 typical)

Use the DSCR qualification calculator to estimate your mixed-use property's DSCR ratio, and the DSCR rent analyzer to evaluate market rents for both the residential and commercial components.

Commercial Percentage Thresholds: The Key Classification Trigger

The percentage of the property dedicated to commercial use is the single most important factor in determining how DSCR lenders classify and underwrite a mixed-use property. Here is how thresholds work across the market:

Commercial Percentage Thresholds Across DSCR Lenders
Commercial %	Typical Lender Treatment	Lender Availability	Down Payment Range
0%–25%	Residential DSCR treatment at most lenders	Broadest availability	25%–30%
26%–35%	Residential DSCR at some lenders; mixed-use overlay at others	Moderate availability	25%–35%
36%–49%	Mixed-use or commercial DSCR treatment; residential component must exceed 51%	Limited availability	30%–35%
50%+	Commercial classification; requires commercial DSCR or commercial mortgage	Narrow (commercial lenders only)	30%–40%

How Commercial Percentage Is Measured

Lenders measure commercial percentage in two ways, and which method they use directly affects classification: (1) by square footage—the percentage of total building square footage dedicated to commercial use; or (2) by income—the percentage of total gross rental income generated by commercial tenants. A property with 30% commercial square footage but 45% commercial income (because commercial rents are higher per square foot) could be classified differently depending on which metric the lender uses. A wholesale broker identifies which measurement method each lender uses and selects the lender whose method produces the most favorable classification for your property.

Zoning & Occupancy Requirements for Mixed-Use DSCR Loans

Zoning compliance is a non-negotiable requirement for mixed-use DSCR financing. The property must be legally permitted for both residential and commercial use under its current zoning designation.

Common Eligible Zoning Classifications

MU / MXD (Mixed Use / Mixed Development): Explicitly designed for combined residential and commercial use
C-1 / C-2 (Commercial with residential overlay): Commercial zoning that permits residential use on upper floors or as a secondary use
TOD (Transit-Oriented Development): Mixed-use zoning near transit corridors that encourages residential + commercial density
PUD (Planned Unit Development): Master-planned developments that may include mixed-use components
Specific Plan zones: Some municipalities create specific plan areas with custom mixed-use zoning tailored to a particular neighborhood or corridor

Zoning Documentation Required

Certificate of occupancy (CO): Must reflect the current mixed-use nature of the property with both residential and commercial designations
Zoning compliance letter: Many lenders require a letter from the municipality confirming the property's zoning allows the existing use
Nonconforming use documentation: Properties that are legally nonconforming ("grandfathered") may qualify if the existing mixed-use is documented and legally permitted—but some DSCR lenders decline nonconforming properties
Conditional use permits (CUP): If the commercial use requires a CUP, the permit must be current and transferable to new ownership

California municipalities including Los Angeles, San Francisco, San Diego, and Orange County cities have actively expanded mixed-use zoning in recent years under state housing legislation (SB 9, SB 35, and related bills), increasing the inventory of DSCR-eligible mixed-use properties. Washington municipalities, particularly Seattle and surrounding King County cities, have similarly expanded mixed-use zoning in transit corridors and urban centers.

Not Sure If Your Mixed-Use Property Qualifies? Ask Mo

Send me your property address and I'll confirm zoning eligibility, estimate the DSCR ratio, and quote the best terms across 200+ lenders.

Call Mo Abdel: (949) 579-2057 | Request a Mixed-Use DSCR Analysis

Common Mixed-Use Configurations: Retail, Office & Residential DSCR Scenarios

Each mixed-use configuration presents unique underwriting considerations for DSCR lenders. Understanding how lenders evaluate your specific property configuration helps you prepare for the qualification process and identify the most favorable lending programs.

Configuration 1: Retail + Residential (Most Common)

The retail + residential mixed-use property is the most frequently financed configuration under DSCR programs. A typical example: ground-floor retail (coffee shop, boutique, salon, convenience store) with 2–4 residential apartments on the upper floor(s).

Lender comfort level: High—this is the most understood mixed-use configuration
Income stability: Residential provides baseline stability; retail income depends on tenant quality and lease terms
Ideal retail tenants: National chains, franchises, and essential service businesses (pharmacy, grocery, bank) are viewed most favorably
Risk factor: Retail vacancy in the post-pandemic market remains a concern for lenders; strong existing leases mitigate this risk

Configuration 2: Office + Residential

Office + residential mixed-use properties feature professional office space (medical offices, law firms, accounting firms, creative agencies) combined with residential units.

Lender comfort level: High for professional office tenants; moderate for general office space
Income stability: Professional office leases (especially medical and legal) tend to be long-term (3–10 years) with built-in escalation clauses
Ideal office tenants: Medical practices, dental offices, law firms, and financial services firms with multi-year leases
Risk factor: Remote work trends have increased office vacancy in some markets; lenders evaluate local market vacancy rates

Configuration 3: Restaurant + Residential

Restaurant + residential mixed-use properties carry additional underwriting scrutiny because restaurant businesses have higher failure rates than retail or office tenants.

Lender comfort level: Lower—some DSCR lenders exclude restaurant commercial space
Income stability: Restaurant lease income is less predictable; tenant turnover is higher
Mitigating factors: Established restaurants with 3+ years of operating history, franchise restaurants, and restaurants in high-foot-traffic locations are viewed more favorably
Special considerations: Grease traps, ventilation systems, fire suppression, and ADA compliance for the restaurant space add to appraisal and underwriting review

Mixed-Use Configuration Comparison for DSCR Financing
Configuration	Lender Availability	Typical Down Payment	Income Stability Rating
Retail + Residential	Broad	25%–30%	Moderate–High (depends on tenant)
Office + Residential	Broad	25%–30%	High (professional tenants, long leases)
Restaurant + Residential	Limited	30%–35%	Moderate (higher tenant turnover risk)
Service + Residential	Moderate	25%–35%	Moderate (depends on service type)
Live-Work	Moderate	25%–30%	Moderate (tenant is also business operator)

Down Payment, Rates & Loan Terms for Mixed-Use DSCR Loans

Mixed-use DSCR loan terms reflect the additional complexity and risk of financing properties with dual income streams. Here is a comprehensive overview of the typical terms available in 2026. For a detailed breakdown of down payment requirements by property type (including mixed-use), see our DSCR loan down payment requirements guide.

Down Payment

Residential DSCR classification (commercial ≤ 25%): 25%–30% down
Mixed-use DSCR classification (commercial 26%–49%): 25%–35% down
Commercial DSCR classification (commercial 50%+): 30%–40% down

Loan Terms

Fixed-rate terms: 30-year fixed available for residential-classified mixed-use; 5-10 year fixed with 25-30 year amortization for commercial-classified
ARM options: 5/6 ARM, 7/6 ARM available from some lenders
Interest-only: Available from select lenders for the initial 5–10 year period
Loan amounts: Typically $150,000–$5,000,000+ depending on the lender and property
Prepayment penalties: 3–5 year stepdown is most common; some lenders offer no prepayment penalty with a rate adjustment

Reserves

Mixed-use DSCR loans typically require 6–12 months of PITIA in reserves after closing, with higher reserves for properties with a larger commercial component, lower DSCR ratio, or vacant commercial space at closing. For complete details on reserves, see the DSCR loan requirements guide.

The 5+ Unit Transition: When Mixed-Use Becomes Commercial DSCR

The 5-unit threshold is the most consequential classification boundary in mixed-use DSCR financing. Properties with 5 or more total units—counting both residential and commercial units—are classified as commercial real estate, which triggers a fundamentally different financing framework.

How Units Are Counted for the 5-Unit Threshold

Each residential apartment = 1 unit
Each separate commercial space = 1 unit (some lenders count this way; others count only residential units)
Example: A building with 3 apartments and 2 retail storefronts = 5 units under lenders that count commercial spaces, or 3 units under lenders that count only residential units

The counting methodology matters enormously. A building with 4 apartments and 1 retail space is a 4-unit residential property under lenders that count only residential units (eligible for residential DSCR treatment) but a 5-unit commercial property under lenders that count all units (requiring commercial DSCR treatment). A wholesale broker identifies which counting method each lender uses and selects the most favorable classification for your property.

What Changes at 5+ Units

Commercial appraisal required: Income approach valuation using cap rate and NOI, costing $2,000–$5,000+
Rent roll and operating statements: 12–24 months of actual income and expense documentation required
Higher down payment: 30%–35% typical for 5+ unit mixed-use (vs 25%–30% for 1-4 unit)
Higher minimum DSCR: 1.25–1.50 required (vs 1.00–1.25 for 1-4 unit)
Environmental assessment: Phase I environmental assessment may be required
Shorter loan terms: 5-10 year terms with balloon payment more common than 30-year fixed

For investors considering multi-unit DSCR properties, our DSCR multifamily guide covers the full spectrum from duplex to large multifamily, and the DSCR vs conventional comparison helps investors evaluate which financing path offers the best terms for their property.

Wholesale Broker Advantage for Mixed-Use DSCR Financing

Mixed-use properties are where the wholesale broker advantage is most pronounced. The reasons are structural:

1. Limited Lender Availability

The pool of DSCR lenders that finance mixed-use properties is substantially smaller than the pool for purely residential investment properties. An estimated 40%–60% of DSCR lenders offer mixed-use programs, compared to 90%+ for SFR. A single bank or direct lender may not offer mixed-use DSCR at all, leaving the investor without options. A broker accessing 200+ lenders identifies the subset that offers mixed-use programs and compares terms within that subset.

2. Classification Optimization

As discussed above, the commercial percentage threshold and unit counting methodology vary across lenders. A broker structures the loan application to achieve the most favorable classification for the property. This is not manipulation—it is selecting the lender whose guidelines most favorably apply to the property's actual configuration.

3. Income Calculation Methodology

How lenders calculate mixed-use income (vacancy factors, commercial income discounts, lease term weighting) directly affects the DSCR ratio, which in turn affects the required down payment and rate. A broker compares income calculation methods across lenders to find the methodology that produces the highest DSCR for your property.

4. Commercial Tenant Flexibility

Different lenders have different lists of acceptable and prohibited commercial uses. If your property has a restaurant tenant that one lender declines, a broker can find another lender that accepts restaurant tenants. This flexibility is only available through multi-lender access.

For background on how DSCR loan entity structuring works for mixed-use properties, see our DSCR loan LLC entity structure guide. Entity structuring is particularly important for mixed-use properties because the LLC provides liability separation between the commercial and residential operations.

Frequently Asked Questions: DSCR Loans for Mixed-Use Properties

What is a mixed-use property and how does it qualify for a DSCR loan?

A mixed-use property combines two or more uses within a single structure or parcel—most commonly residential units above or behind commercial space (retail, office, restaurant, or service). A mixed-use property qualifies for a DSCR loan when the property generates sufficient rental income from all units (commercial and residential combined) to cover the mortgage payment, measured by the Debt Service Coverage Ratio. Lenders evaluate the total property income, commercial tenant lease terms, residential rental income, and occupancy rates to determine the DSCR. Most DSCR lenders require a minimum DSCR of 1.15-1.50 for mixed-use properties, which is higher than the 0.75-1.00 minimum available on purely residential investment properties.

What is the maximum commercial space percentage allowed for a DSCR loan on a mixed-use property?

Most DSCR lenders that finance mixed-use properties cap the commercial space at 25%-49% of the total square footage or gross rental income. The most common threshold is that the residential component must represent at least 51% of the property by either square footage or income. Properties where commercial space exceeds 49% are classified as primarily commercial and require commercial mortgage products rather than residential DSCR programs. Some lenders use the 25% commercial threshold as their maximum for residential DSCR treatment. A wholesale broker can identify which lenders offer the most favorable commercial percentage thresholds for your specific property.

How is rental income calculated for a mixed-use DSCR loan?

Rental income for a mixed-use DSCR loan includes both the residential rental income and the commercial lease income, but the calculation methodology differs from purely residential properties. Lenders typically use the lesser of: (1) actual lease income documented by executed leases, or (2) appraiser-estimated market rent from a commercial appraisal. Commercial lease income is often weighted differently than residential income—some lenders discount commercial income by 10%-20% to account for higher vacancy risk and longer re-leasing periods. The DSCR formula remains the same: total gross rental income (residential + commercial, after any lender-applied discounts) divided by total debt service (PITIA). Vacancy factors of 5%-15% may also be applied to one or both income streams.

What is the typical down payment for a DSCR loan on a mixed-use property?

Down payments for mixed-use DSCR loans typically range from 25% to 35%, which is higher than the 15%-25% range for purely residential DSCR loans. The higher down payment reflects the additional risk associated with commercial tenant vacancy, longer re-leasing timelines, and the specialized nature of mixed-use properties. Properties with a higher residential percentage (70%+ residential) may qualify for lower down payments at certain lenders. Properties with higher commercial percentage (40%-49% commercial) typically require 30%-35% down. A wholesale broker comparing across 200+ lenders identifies the lowest down payment available for your specific mixed-use property configuration.

Does the type of commercial tenant affect DSCR loan eligibility?

Yes, the type of commercial tenant significantly affects DSCR loan eligibility and terms. Lenders evaluate commercial tenant risk based on: (1) business type—retail, office, restaurant, medical, service, or industrial; (2) lease term remaining—longer lease terms reduce vacancy risk; (3) tenant creditworthiness—national chain tenants are viewed more favorably than local independent businesses; and (4) permitted use under zoning. Some DSCR lenders exclude properties with certain commercial uses (bars, nightclubs, gas stations, auto repair, or heavy industrial). Restaurant tenants may face additional scrutiny due to higher business failure rates. Professional office tenants (medical, legal, financial) are generally viewed most favorably.

Can I finance a mixed-use property through an LLC with a DSCR loan?

Yes, most DSCR lenders that finance mixed-use properties allow entity vesting (LLC, corporation, or trust). The LLC structure is particularly common for mixed-use properties because it provides liability separation between the commercial and residential operations and protects the investor's personal assets from commercial tenant claims. The down payment and DSCR requirements are generally the same whether the borrower is an individual or an LLC. The LLC member(s) typically provide a personal guarantee. Some lenders require the LLC to have an operating agreement and EIN. For detailed entity structuring guidance, see the DSCR loan LLC entity structure guide.

What zoning classifications are required for a mixed-use DSCR loan?

The property must be zoned for mixed-use, commercial with residential permitted, or an equivalent zoning classification that legally allows both commercial and residential occupancy. Common eligible zoning classifications include MU (Mixed Use), C-1/C-2 (Commercial with residential overlay), MXD (Mixed Development), and TOD (Transit-Oriented Development). The property must have a valid certificate of occupancy that reflects the mixed-use nature. Properties with nonconforming zoning (legally nonconforming or "grandfathered" mixed use) may qualify with some lenders if the existing use is documented and legally permitted. Lenders typically require a zoning compliance letter or verification as part of the underwriting process.

How does the 5+ unit threshold affect mixed-use DSCR financing?

Mixed-use properties with 5 or more total units (residential + commercial counted separately) are classified as commercial real estate, which changes the DSCR financing framework significantly. Commercial DSCR loans for 5+ unit mixed-use properties require: higher down payments (30%-35%), higher minimum DSCR ratios (1.25-1.50), commercial appraisals using the income approach, rent roll and operating statement analysis, and potentially Phase I environmental assessments. Fewer DSCR lenders finance 5+ unit mixed-use properties compared to 1-4 unit, making wholesale broker access essential. The 5-unit threshold is one of the most important classification boundaries in real estate investing.

What are the reserve requirements for a mixed-use DSCR loan?

Reserve requirements for mixed-use DSCR loans are typically 6-12 months of PITIA (principal, interest, taxes, insurance, and association dues), which is higher than the 3-6 months often required for purely residential DSCR loans. The higher reserve requirement reflects the additional vacancy risk and longer re-leasing timelines associated with commercial space. Some lenders require separate reserve calculations for the residential and commercial components. Additional financed properties may increase the total reserve requirement by 2-6 months of PITIA per property. Reserves must be in liquid or semi-liquid accounts (checking, savings, money market, brokerage) after closing.

How does a wholesale broker help with mixed-use DSCR loan placement?

A wholesale broker with access to 200+ lenders is especially valuable for mixed-use DSCR loans because: (1) the pool of lenders that finance mixed-use properties is significantly smaller than the pool for purely residential DSCR loans, so broader access increases the chances of finding a competitive program; (2) commercial percentage thresholds, income calculation methods, and tenant restrictions vary widely across lenders—the broker identifies which lenders are most favorable for your specific property configuration; (3) down payment requirements range from 25% to 35% across mixed-use DSCR lenders, and the broker finds the lowest available; and (4) the broker can structure the loan to emphasize the residential component if it qualifies for residential DSCR treatment, which typically offers better terms than commercial DSCR products.

Expert Summary: DSCR Financing for Mixed-Use Investment Properties

Mixed-use properties offer investors the dual income advantage of residential and commercial tenants, and DSCR financing makes these properties accessible without personal income documentation. The key takeaways from this guide:

Commercial percentage is the classification trigger: Keep commercial space at or below 25%–49% of the property for DSCR eligibility
Residential DSCR classification provides better terms than commercial classification across every dimension (down payment, rates, terms, lender availability)
Income calculation matters: How lenders calculate mixed-use income (vacancy factors, income discounts, lease weighting) directly affects DSCR and loan terms
Down payments range from 25%–35% depending on commercial percentage, DSCR ratio, and lender
Commercial tenant quality significantly affects lender willingness and terms—professional office and essential retail are viewed most favorably
The 5-unit threshold triggers commercial classification with higher down payments and stricter underwriting
Zoning compliance is non-negotiable—the property must be legally permitted for mixed-use
Wholesale broker access is essential because the pool of mixed-use DSCR lenders is significantly smaller than the residential DSCR lender pool

Get DSCR Financing for Your Mixed-Use Property

Mo Abdel compares mixed-use DSCR programs across 200+ lenders to find the best classification, lowest down payment, and most competitive terms for your specific property. Free analysis with no obligation.

Call Mo Abdel: (949) 579-2057 | Request a Free Mixed-Use DSCR Quote