Top Findings: Q2 2025 SFR Investor Survey

Once a niche strategy, build‑to‑rent (BTR) is now a part of the mainstream.  Annual U.S. build-to-rent (BTR) deliveries soared to 39,000 single-family homes in 2024, a 455% increase from the pre-pandemic 2019 BTR delivery count. Moreover, according to LendingOne’s analysis, the runway is long: the nation’s 100 largest metros still have over 90,000 units in the active BTR pipeline. And while development is still heavily concentrated in the Sunbelt, purpose-built single-family rental communities are now cropping up in smaller Southeastern, Midwestern, and Mountain West metros, warranting real estate investors’ attention. Annual U.S. Build-to-Rent Deliveries Hit Another All-Time High To see where the build-to-rent has made the biggest footprint—and where BTR is continuing to expand—LendingOne examined Point2Homes/Yardi’s metro-level database of completed single-family build-to-rent deliveries from 2020 to 2024 and active pipeline counts as of April 2025, across the 100 largest U.S. metros. These were our top-line findings: BTR deliveries that were seeded during the Pandemic Housing Boom are now coming to fruition as annual deliveries hit a new record high in 2024. The Sun Belt’s BTR epicenters—Phoenix, Dallas, and Atlanta—continue to expand due to favorable demographics, developable land, and continued institutional investment. Build-to-rent is also gaining traction in secondary and tertiary markets—places like Wilmington, Des Moines, and Chattanooga—where the current BTR pipeline is more than double the size of what’s been delivered over the past five years Sun Belt Markets Have the Largest Build-to-Rent Footprint Among the largest 100 U.S. metros by population, these are the 10 markets with the largest BTR footprint: Phoenix-Mesa-Chandler, AZ → 25,712 units Dallas-Fort Worth-Arlington, TX → 18,863 units Atlanta-Sandy Springs-Roswell, GA → 14,197 units Houston-Pasadena-The Woodlands, TX → 9,219 units Charlotte-Concord-Gastonia, NC-SC → 8,551 units Austin-Round Rock-San Marcos, TX → 6,124 units San Antonio-New Braunfels, TX → 4,539 units Tampa-St. Petersburg-Clearwater, FL → 4,204 units Orlando-Kissimmee-Sanford, FL → 4,084 units Jacksonville, FL → 3,873 units Even as scattered-site acquisitions have cooled down over the last couple of years, big names like J.P. Morgan Asset Management are continuing to invest, propping up the investment category’s resilience. Even with rent prices cooling off, the long-term BTR vision for as well as Atlanta, Charlotte, and primarily Texas and Florida metros, is sustaining a growing footprint.  Smaller markets are not getting left behind either. While BTR momentum remains strong in Sun Belt giants, it’s the next tier of markets that may offer investors the most runway. In places like Colorado Springs (+260%), Durham (+228%), Richmond (+222%), and Wilmington (+185%), the pipeline of future build-to-rent supply is more than double what’s been delivered over the past five years.  These surges point to shifting investor focus toward affordable, fast-growing metros where competition is lower yet demand remains strong. Top 40 Housing Markets with the Biggest Footprint of Single-Family Rentals Built-to-Rent Units Big Picture Build-to-rent has moved beyond its niche status, emerging as an investment category with staying power, driven by long-run demographic demand and an active pipeline stretching across both Sun Belt hubs and fast-growing secondary markets.

We’re talking to real estate investors all over the country and hearing the same question: “The market’s adjusting — doesn’t that mean I should wait?” It’s a fair question. After years of rapid appreciation, bidding wars and historically low rates, today’s market feels… different. Prices in some areas are flat. Interest rates are higher. Some investors are hitting pause. But at LendingOne, we believe this kind of market shift doesn’t mean danger — it means balance and in many cases opportunity for investors who know what to look for. In this article we’ll break down what a “market adjustment” really means, what the data says in mid-2025 and how smart investors are using this period to buy with more control and less competition. What Does a “Market Adjustment” Really Mean? First, let’s define terms. A market correction usually means a big decline — 10% or more in asset values. A crash is worse, like 2008. But a market adjustment is neither. It’s a natural, even healthy, rebalancing after years of rapid growth. Between 2020 and 2022 US home values rose over 40% in some areas due to historically low rates, remote work and limited inventory. That wasn’t sustainable — and today’s slower pace is more in line with long term trends. Why Adjustments Create Openings for Investors When the market cools, here’s what happens: Competition Declines Fewer casual buyers and over-leveraged investors are bidding on deals. That means: More time to analyze properties More room to negotiate price and terms Better chance of winning without overpaying. Sellers Get More Motivated Sitting on the market longer means sellers start to make concessions: Price drops Repairs Rate buydowns Closing cost credits These incentives can change your return profile — and they’re more common during market slowdowns. You Can Focus on Fundamentals In hot markets speed often wins. But in balanced or cooling markets quality wins. You can: Run thorough comps Forecast cash flow with more certainty Take your time inspecting the property Avoid buying on emotion That’s how disciplined investors build wealth — not by chasing hype, but by buying good properties at fair prices. Common Investor Misconception: “A Slower Market Means More Risk” Actually it’s the opposite. Markets that grow too fast often have hidden risks: Inflated values Short term speculation “FOMO” purchases with thin margins A slower market means better underwriting, more rational pricing and longer hold times — all good for disciplined investors. What Should Investors Be Doing Right Now? Here’s what LendingOne recommends: Stick to Your Buy Box - Know your numbers. Focus on properties that cash flow at today’s rates — not hypothetical ones. Reconnect with Off-Market Channels - Agents, wholesalers, property managers — the best deals may not be on Zillow. Get Your Financing Lined Up - The investors moving fastest are the ones with capital lined up and lending terms locked in. Don’t Confuse Caution with Paralysis - Being thoughtful is wise. But letting fear freeze you out of a good deal? That’s costly over time. Final Thought: Adjustments Are When Portfolios Are Built When everyone’s rushing in it’s hard to win. When people start pulling back — that’s when long term investors get serious. This isn’t 2008. It’s not even 2020. It’s 2025 — and the market is just finding its footing after several crazy years. If you’ve been waiting for the market to “normalize” good news: It already has. What you do next depends on whether you see that as a threat — or a window. Want to Talk About a Deal in Today’s Market? We can help. → Talk to a LendingOne Advisor today about market trends, current loan options and how to take advantage of today’s market with the right financing strategy. Let’s make the adjustment work for you.

Let’s not beat around the bush — financing real estate in 2025 is more expensive than it has been in years. As of late May, the average 30-year fixed mortgage rate is 6.86% and many investors are wondering if deals can still work. At LendingOne, we hear it all the time: “Rates are too high — I’m just going to wait until they come down.” But waiting on rates — just like waiting on prices — has real risks. The truth is, higher rates don’t eliminate opportunity. They reshape it. Let’s break down what’s going on with rates, why this market still works for smart investors and how to structure deals that make sense at today’s rates. What’s Really Going On With Rates? As of May 23, 2025: The average 30-year fixed mortgage rate is 6.86% 15-year fixed is averaging 6.13% 5/1 ARMs are sitting at 6.28% These rates are way above the super low rates of 2020–2021. But they’re also far below historical highs. For context: In the 1980s, mortgage rates were over 16% Between 2000–2010, rates averaged 6.3% From a 50-year historical view, today’s rates are close to the long-term average So this is normal — and investors who learn to navigate this will have an edge. Why High Rates Aren’t a Deal Killer Real estate investing isn’t about getting the lowest rate — it’s about getting the right deal that works at today’s terms. Here’s how smart investors are approaching it: They’re Buying Based on Cash Flow — Not Rate Alone Let’s say you buy a rental property at 6.9% interest and it still cash flows. Would it be nice to finance that at 5.5% instead? Of course. But if the deal works now — it’s already a good deal. When rates drop later (and they will) you can refi. But the cash flow and equity you’re building in the meantime doesn’t wait. Smart investors lock in a deal they like and refi later if/when rates improve. They’re Using Creative Financing Structures Many LendingOne borrowers are: Choosing interest-only loans to reduce initial payments during renovations of fix and flips. Using the BRRRR strategy to lock in short-term bridge loans to then refinance later into a long-term hold.  Lock in now with current rates and refinance later when rates drop  These structures mitigate the impact of high rates — especially for investors with defined exit strategies. They’re Negotiating More Aggressively High rates mean fewer buyers, which often means more motivated sellers. According to Redfin: 44% of home sellers offered concessions in Q1 2025 Days on market has risen to 40+ days on average, giving buyers more leverage  This creates room for: Price reductions Seller credits (rate buydowns, repair credits, etc.) Favorable terms in off-market deals So while rates may be higher, the total deal structure can actually be more favorable. Real-World Scenario Let’s say you’re buying a multifamily property listed at $650,000. At a 6.9% interest rate on a 30-year loan, your monthly principal and interest is about $4,285. That sounds high — until you see: The gross monthly rent is $7,800 You negotiate $10,000 in seller concessions You plan to refi in 18 months if rates fall to the projected 6.0%–6.2% By year two, your effective cost basis may be significantly reduced — and you’ll already have built equity, collected rent and improved the property value. When you do this: If rates drop,  stay flat or rise slightly, you’re still not investing. And in the meantime, you’ve lost potential rental income, appreciation and deal opportunities. Waiting for the “perfect” rate often means missing the best deals. How to Invest at Today’s Rates We recommend to LendingOne clients: Underwrite conservatively. Run numbers at current (or slightly higher) rates to stress-test the deal. Prioritize cash-flowing assets. Passive appreciation is uncertain. Income pays the bills. Use bridge or interest-only options when appropriate. Especially helpful for value-add and fix-and-flip projects. Have an exit plan. If you plan to refi, know when and under what conditions you’ll do it. Talk to a lender early. Get clarity on loan terms, amortization schedule and cash requirements — so you can move fast when a deal appears. Final Thought: Rates Are Just One Variable It’s easy to get fixated on rates. They’re headline-grabbing and easy to compare year over year. But the best investors see the big picture: Cash flow Equity gain Market growth Negotiation leverage Long-term wealth creation Rates matter. But they don’t determine success — your strategy does. Want to See if a Deal Still Works at Today’s Rates? We’ll help you analyze it. → Talk to a LendingOne Advisor today. We’ll run through financing scenarios, compare structures and help you decide if now is the right time to move — even with rates where they are. Because waiting for the “perfect” conditions? That’s rarely how great portfolios are built.