Paying points to buy down a DSCR rate - is it worth it at today's pricing?

The math you ran is exactly right - the breakeven is the whole game. At a 27-month breakeven on a 7-10 year hold, the points pay for themselves nearly 3x over if you keep the loan. The real risk you flagged is refinancing before breakeven.

Two things to weigh: (1) DSCR loans usually carry a prepayment penalty (often a 3- or 5-year step-down), so a quick refi in 18 months may trigger a prepay anyway - which actually argues for keeping the higher coupon longer. (2) If you genuinely expect rates to fall in 2027, a smaller buydown (0.5-1.0 point) often captures most of the monthly benefit with a faster breakeven and less cash at risk. Happy to run a points-vs-no-points sheet on your exact numbers - (818) 447-7035.

I stopped buying down points once I realized I kept holding shorter than I planned. Every time I bought down and then refied or sold inside 3 years I left money on the table. Now I only pay points if I am 100% sure it is a long-term hold.