East West Bank DSCR-Type Loans 2026: 1,258 Loans at 6.5% (HMDA)
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Quick Answer
East West Bank (the bank of East West Bancorp, Nasdaq: EWBC) originated 1,258 DSCR-type loans in 2025 for $781 million at a 6.5% median note rate, the lowest of the 37 lenders that made 1,000 or more, against a 7.375% median for all other lenders, as of the federal mortgage data (HMDA) we read on October 31, 2026. The loans are unusual: 94.0% adjustable-rate (1,183 loans), a median loan-to-value of 50.0%, none interest-only, a median loan of $485,000, and all 1,258 kept on the bank's books through the end of 2025 (our arithmetic). The bank's 10-K for 2025 never uses the word DSCR and never names this product, but its website does publish an investor-eligible program, “Bridge to Home”, without saying it is underwritten on rent. A figure that circulates, 1,601 loans, is a looser group that includes 288 investor lines of credit priced at an 8.25% median; its median is 6.625%.
Key Takeaways
- Which count is right: 1,258 under our DSCR-type definition (conventional, first lien, closed-end, business purpose, one to four units, no debt-to-income ratio, term of 30 years or more), the same count as our ranking page. The wider group with no debt-to-income ratio is 1,601 loans, but it adds 288 open-end lines of credit (median rate 8.25%) and 55 loans with terms under 30 years or a second lien, and its median is 6.625%, not 6.5% (our arithmetic).
- Price: 6.5% median (middle half 6.375% to 6.875%) against 7.375% (6.875% to 7.75%) for the 153,082 DSCR-type loans of all other lenders. East West made 0.8% of the country's DSCR-type loans and 5.2% of those priced at 6.5% or lower (761 of 14,522). Part of the gap is structure and risk, not generosity: see the like-for-like table.
- Structure: 1,183 of 1,258 loans (94.0%) report an initial fixed period before the rate can change, 682 of about 120 months and 500 of about 60 months, against 4.6% of other lenders' loans. East West made 14.4% of all adjustable DSCR-type loans in the country (1,183 of 8,200). Zero interest-only loans, zero balloons, zero prepayment-penalty terms.
- Low leverage: median loan-to-value 50.0% (other lenders 74.1%); 635 loans (50.5%) are at or below 50%. The 10-K says its single-family residential loans are often “reduced documentation loans” with a low loan-to-value, “typically 65% or less”, and a weighted average of 52% (our figures are for the 1,258 only).
- Footprint matches the 10-K: all 1,258 loans are in the seven markets the 10-K lists for its home loans (California 718, New York 154, Texas 87, Washington 80, Massachusetts 79, Nevada 74, Georgia 64) plus 2 in Hawaii. 1,255 were submitted directly to the bank, none was sold in 2025 and the median loan was $485,000, against $225,000 for other lenders.
- What the record does not show: the 10-K has zero mentions of DSCR and of “Bridge to Home”, and HMDA has no program field, so we cannot say how many of the 1,258 came from that program or whether any was underwritten on rent. 72 loans have a loan-to-value above the program page's 60% and 5 exceed its $3,000,000 maximum, so other programs are in the mix.
CSV · 217 rows
East West Bank: HMDA 2025 investor loans (DSCR-type), market comparison, 10-K residential loan figures, Bridge to Home program terms
217 rows: East West Bank's HMDA 2025 funnel, DSCR-type rates, loan-to-value, size and structure against other lenders, by state, 10-K figures, program-page terms and payment arithmetic.
Which East West Bank number is the right one
The count you will see depends on the filter. HMDA has no DSCR field, so we label by what a lender reports. Our DSCR-type definition is the one on our DSCR lenders ranked by loans page: originated, conventional, first lien, closed-end, business purpose, one to four units, investment property, no debt-to-income ratio reported, a term of 360 months or more. Dropping the first-lien, closed-end and term conditions gives a bigger group, and it changes the story.
| East West Bank, HMDA 2025 | Loans | What it adds or removes | Median note rate |
|---|---|---|---|
| All records in its 2025 file (all actions, all states) | 8,416 | 5,327 originated, 723 denied, 1,058 withdrawn, 195 approved but not accepted, 152 closed incomplete, 961 purchased | not computed |
| Originated, investment property | 2,000 | 37.5% of its 5,327 originated loans and $1.69 billion of $3.61 billion (46.8%) (our arithmetic) | not computed |
| ... business or commercial purpose | 1,746 | removes 254 investor loans coded as consumer purpose | not computed |
| ... conventional, one to four units | 1,604 | removes 142 loans on five or more units | not computed |
| ... no debt-to-income ratio reported | 1,601 | removes 3 loans that report one; this is the wider group | 6.625% |
| ... minus open-end lines of credit | 1,313 | removes 288 investor HELOCs: 200 first lien, 88 second lien, $145.9 million, 287 flagged interest-only | lines: 8.25% |
| ... minus terms under 360 months or second lien | 1,258 | removes 55 closed-end loans: 30 of 15 years, 19 of 10 years, 4 of 5 years, 1 of 7 years, 1 of 3 years | 6.5% |
The 288 lines are a different product: variable-rate credit lines with a median line of $405,000 and a median note rate of 8.25%, which is above the national DSCR-type median. Folding them in raises the loan count by 343 and the median rate by 0.125 of a point. Our HELOC on investment property page covers the bank's lines under a wider definition (it counts lines that report a debt-to-income ratio too). On the bank's own HELOC page, investment property is an eligible occupancy at a 60% maximum combined loan-to-value, with a 10-year draw and a 20-year repayment period, refinance only.
What East West Bank's 10-K says, and what it never says
East West Bancorp, Inc. files a 10-K and 10-Q with the SEC (CIK 1069157). Its Form 10-K for 2025 (accession 0001069157-26-000009) was the newest annual report when we read it, and the filing list showed an 8-K on October 20, 2026 and no 10-Q for the quarter ended September 30, 2026 yet.
| Form 10-K for December 31, 2025 | Figure | Where the text puts it |
|---|---|---|
| Single-family residential loans | $15,002,549 thousand (December 31, 2024: $14,175,446 thousand, up 5.8%); 26.4% of the $56.9 billion of loans held for investment (our arithmetic) | Loan portfolio tables |
| Geography of those loans | California 54%, New York 27%, Washington 5%, Massachusetts 4%, Texas 4%, Georgia 3%, Nevada 3%, other markets 0% | Residential mortgage geography table |
| Average residential mortgage loan | $439 thousand (2024: $437 thousand) | Consumer loans paragraph |
| Channel | “primarily originated through the Bank’s branch network” | Consumer loans paragraph |
| Products | fixed- and variable-rate loans and hybrid loans that adjust “typically annually, after an initial fixed rate period” | Single-family residential paragraph |
| Lien and leverage | first lien on all single-family loans; many are “reduced documentation loans” with a loan-to-value “typically 65% or less” and a weighted average of 52% | Single-family residential paragraph |
| Credit quality | single-family nonaccrual loans $29,641 thousand (2024: $32,423 thousand), 0.20% of the book (our arithmetic); accruing past due $73,684 thousand, 0.49% of the book | Nonperforming assets and past-due tables |
| DSCR, investor or rental home loans | not mentioned; “debt service coverage” appears once, for commercial real estate, and “Bridge to Home” does not appear | Full-text search of the saved filing |
That last row is the point of this page. The 10-K describes a branch-originated, low-leverage, partly reduced-documentation home loan book, and it never separates owner-occupied from investor loans, never counts them and never says how a borrower qualifies on rent. The one place the filing uses the DSCR idea is commercial real estate, where it says the bank underwrites to “conservative standards for cash flows, debt service coverage and LTV” and that 80% of CRE loans are non-owner-occupied, “where 50% or more of the debt service for the loan is typically provided by rental income from an unaffiliated third party”. CRE loans average $3 million, a different business. The credit-quality figures are for the whole single-family book, owner-occupied loans included, so they say nothing specific about the 1,258.
What the bank's website publishes
The 10-K is silent, but the bank's mortgage program page (eastwestbank.com, read October 31, 2026; the page carries no date) is not. It lists three programs. One is a Fannie Mae conventional fixed-rate loan with a maximum loan-to-value of “up to 95% depending on property type and loan purpose” and investment property among its occupancies. One is a low-down-payment program for owner-occupants. The third is the one that matches the HMDA pattern.
| Bridge to Home Loan Program (bank's page) | What the page says |
|---|---|
| Who it is for | “borrowers who do not fit into the ‘standard boxes’ of many of the large lenders”, who can qualify “with income or assets (not including equity in subject property)” |
| Rate structure | 5/1 ARM, 7/1 ARM, 10/1 ARM, 15-year fixed and 30-year fixed |
| Maximum loan and leverage | $3,000,000 and 60% loan-to-value |
| Occupancy | Owner-occupied, second home or investment property; one to four units, condominiums, planned unit developments and townhomes (co-ops in New York) |
| Eligible borrowers | Individuals, LLCs, corporations, trusts, foreign nationals and non-permanent resident aliens |
| Prepayment and credit score | “no pre-payment penalty”; “no minimum credit score required if your current history of paying bills is as agreed” |
| Where | Selected counties of California, Georgia, Massachusetts, Nevada, New York, Texas and Washington |
| What it does not say | The words DSCR, rent, rental income or debt service coverage do not appear on the page |
The match with the HMDA loans is close but not exact. The 2025 data show no prepayment-penalty term on any of the bank's 1,549 closed-end investment-property loans, 94.0% adjustable loans with the initial periods the page lists (about 60 and about 120 months; none shows 84 months, the 7/1 option), a median loan-to-value of 50.0% against the page's 60% cap, and loans in exactly the seven states on the page. But 72 of the 1,258 loans have a loan-to-value above 60% (the highest is 80.0%), 5 exceed $3,000,000 (the largest is $15,605,000, a single outlier, and amounts are bucketed in the public file), and 75 are fixed-rate. Some of the 1,258 therefore come from another program or from an exception. We read the page as a description of the product family, not as proof of how any one loan was underwritten, and “income or assets” is not the same as rent. The page also says all rates and programs “are subject to change or discontinuance without prior notice”; the program may have changed since the 2025 loans were made.
The 1,258 loans against everyone else
| DSCR-type loans, 2025 | East West Bank | All other lenders |
|---|---|---|
| Loans | 1,258 ($781,370,000) | 153,082 |
| Median note rate | 6.5% | 7.375% |
| Middle half of note rates | 6.375% to 6.875% | 6.875% to 7.75% |
| Median loan | $485,000 (middle half $305,000 to $795,000) | $225,000 (middle half $145,000 to $365,000) |
| Median loan-to-value as reported | 50.0% (75th percentile 60.0%) | 74.1% (75th percentile 75.0%) |
| Loans of $1,000,000 or more | 176 (14.0%) | 2.9% |
| Adjustable (an initial fixed period is reported) | 1,183 (94.0%) | 7,017 (4.6%) |
| Interest-only | 0 | 10.6% |
| Submitted directly to the lender | 1,255 of 1,258 | not computed |
| Sold within 2025 | 0 of 1,258 | not computed |
| Purpose | 887 purchase, 237 refinance, 88 cash-out refinance, 46 home improvement | not computed |
| Units | 1,072 one-unit, 115 two-unit, 42 three-unit, 29 four-unit | not computed |
The lender with the next-lowest median among the 37 lenders that made 1,000 or more is AmWest Funding at 6.875%, on 3,792 loans that are almost all reported as interest-only (see our lender ranking). East West's three most common note rates are 6.5% (410 loans), 6.875% (334) and 6.125% (183), 73.7% of its loans together; 9 loans are at 5.625%, and the highest rate is 7.375% on 2 loans. The 51-file recount behind the comparison finds 154,340 DSCR-type loans nationally; our ranking page counts 154,354 because of a few filings outside the state files (our reading).
Is the rate gap generosity or structure?
Two things differ at once, the product and the borrower's equity, so we compared like with like by structure.
| DSCR-type loans, 2025 | East West loans | East West median | Other lenders' loans | Other lenders' median |
|---|---|---|---|---|
| Adjustable, initial period of about 60 months | 500 | 6.5% | 2,521 | 7.124% |
| Adjustable, initial period of about 120 months | 682 | 6.5% | 347 | 6.875% |
| Adjustable, any initial period | 1,183 | 6.5% | 7,017 | 6.99% |
| Fixed rate (no initial period reported) | 75 | 6.375% | 146,065 | 7.375% |
The gap shrinks when you compare adjustable with adjustable: 0.49 of a point against the other lenders' adjustable median of 6.99%, 0.375 against their 120-month loans, but still 6.5% against 7.124% on 60-month loans. It is large against fixed-rate loans, the 95.4% of other lenders' business. Our reading, not a measurement: a 5- or 10-year adjustable loan at half the typical leverage should price below a fixed 30-year loan at 74% leverage, and a bank funding it with its own deposits does not carry a securitization margin. HMDA reports no points, fees, lender credits or margins, so we cannot see the index, the margin or the caps on the adjustment, and the bank's page gives none.
Where the loans are
| State | East West loans | East West median rate | Other lenders' loans | Other lenders' median rate | East West median LTV | Other lenders' median LTV | East West median loan | Other lenders' median loan |
|---|---|---|---|---|---|---|---|---|
| California | 718 | 6.5% | 12,583 | 7.125% | 50.2% | 65.0% | $605,000 | $445,000 |
| New York | 154 | 6.75% | 9,734 | 7.32% | 50.0% | 70.2% | $455,000 | $445,000 |
| Texas | 87 | 6.5% | 13,554 | 7.25% | 60.0% | 72.4% | $225,000 | $205,000 |
| Washington | 80 | 6.8125% | 1,719 | 7.125% | 59.9% | 69.1% | $460,000 | $355,000 |
| Massachusetts | 79 | 6.5% | 2,009 | 7.29% | 58.4% | 70.0% | $535,000 | $435,000 |
| Nevada | 74 | 6.5% | 1,383 | 7.125% | 59.7% | 67.0% | $280,000 | $285,000 |
| Georgia | 64 | 6.125% | 5,731 | 7.25% | 60.0% | 75.0% | $235,000 | $205,000 |
Two loans in Hawaii complete the 1,258. The bank is below the other lenders' median in every state, by 0.31 of a point in Washington to 1.125 in Georgia (our arithmetic). The largest counties are Los Angeles (213 loans), Orange (191) and San Bernardino (105) in California, Queens in New York (96), Clark County, Nevada (74) and King County, Washington (73). New York's 154 loans are 12.2% of the 1,258, while New York is 27% of the bank's single-family balances in the 10-K; balances and 2025 loan counts are different measures, but the gap suggests that most of the bank's New York home loans are something other than investor loans (owner-occupied homes, co-ops and older loans, our reading). The state detail is in our California, New York and Washington pages.
| Share of the bank's loans, by state | 10-K single-family balances, December 31, 2025 | HMDA DSCR-type loans, 2025 |
|---|---|---|
| California | 54% | 57.1% (718) |
| New York | 27% | 12.2% (154) |
| Texas | 4% | 6.9% (87) |
| Washington | 5% | 6.4% (80) |
| Massachusetts | 4% | 6.3% (79) |
| Nevada | 3% | 5.9% (74) |
| Georgia | 3% | 5.1% (64) |
Cost in dollars: our arithmetic
On the bank's median loan of $485,000, a fully amortizing 30-year payment is $3,065.53 a month at its 6.5% median, $3,223.46 at the other lenders' adjustable median of 6.99% and $3,349.77 at their overall median of 7.375%. The gaps are $157.93 a month ($1,895.16 a year) and $284.24 a month ($3,410.88 a year) (all our arithmetic). Over the first 60 payments the smaller gap is $9,475.80. Three cautions: the bank's loans are mostly adjustable, so the 6.5% applies only for the initial period and the payment resets afterwards; the median mixes loan sizes and 50% leverage that a typical investor may not have; and the note rate leaves out points, fees and the appraisal, none of which HMDA reports for these loans. This is arithmetic on medians, not a quote.
What the data does not show
- No DSCR, no rent, no reserves. HMDA has no debt-service-ratio field. “DSCR-type” is our label, built from the missing debt-to-income ratio, the term and the business-purpose flag. A bank can leave the ratio blank because it qualified the borrower on rent, on assets, on bank statements or for another reason. The program page says income or assets.
- No program field. We cannot split the 1,258 by Bridge to Home, a conventional loan to a borrower whose income is not counted, or an exception. A bank's portfolio loan is a product it can change without publishing a rate sheet; the website page is the closest public statement, and it is undated.
- No pricing beyond the note rate. Points, fees, margins, the index and rate caps are not in the file, and the prepayment-penalty field is blank on all of the bank's closed-end investor loans.
- No borrower. HMDA does not say whether the borrower was an individual, an LLC or a foreign national, though the page says all three can qualify. See our foreign national mortgage guide for that borrower in general.
- No 2026 loans. The 2025 file is the newest complete year; 2026 loans arrive in the 2027 release, and the bank's 10-Q and 10-K do not split out investor loans. A portfolio lender can reprice or pause any program, and the 6.5% was a 2025 median.
- No complaints or enforcement data in this page. We looked only at the lender's filings, HMDA and its website.
What a reader can do with this
- If you are in one of the seven states, ask the bank for the Bridge to Home terms in writing. Ask for the current rate sheet, the adjustment index, the margin, the periodic and lifetime caps, the maximum loan-to-value for an investment property, the reserve requirement and whether it qualifies the loan on rent or on assets. The bank's own page does not answer those.
- Compare like with like. An adjustable loan at half the leverage is not comparable to a 30-year fixed DSCR loan at 75%. Ask each lender for the same loan in both structures, and read our DSCR loan requirements and DSCR loan rates pages before you set your own leverage.
- Plan the reset. For a 5/1 or 10/1 loan, run the payment at the current rate plus two or three points and check the rent still covers it.
- Know who else keeps loans. The 1,258 were all held, which is the pattern of a bank lending from its own balance sheet; our portfolio loans on investment property page lists the others.
- Get a direct DSCR quote the same day if the bank's states or leverage do not fit you. See Kiavi, Visio Lending and Lima One, and our guide is this DSCR lender legit?.
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This is analysis of public documents, not investment, legal or tax advice.
Sources, read October 31, 2026: FFIEC HMDA 2025 loan-level data for East West Bank (LEI F28JOQ8OBWCFUYM0UX93, all states and all actions) and the state files of all other lenders from the FFIEC data browser, tabulated by us (sources/tabulation_output.txt); the FFIEC 2025 filer list; East West Bancorp, Inc. Form 10-K for 2025, accession 0001069157-26-000009, SEC EDGAR; the East West Bank pages “Home Loan and Mortgage Programs” and “Home Equity Line of Credit” at eastwestbank.com. Related pages: DSCR lenders ranked by loans, portfolio loans on investment property, DSCR loans in California.
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