OfferMarket

Private Lender for Fix & Flip Bridge Loans and DSCR Rental Loans


Grow your real estate investing business with fast, reliable, low cost capital.


Today's terms


Loan Type Interest Rate Origination Fee Term
Bridge (Fix & Flip) 9.45% 1 to 3 points up to 18 months
Ground Up Construction 9.45% 1 to 3 points up to 18 months
Rental Loans 6.125% - 7.65% 1 to 2 points 30 year fixed

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The OfferMarket Promise


Competitive Terms


Access the most competitive and reliable single family and multifamily fix and flip bridge loans and DSCR rental loans.


Every time you request a quote from OfferMarket Capital, we provide you with our best possible terms. No negotiation. No time wasted. No question in the back of your mind if you could have gotten a better term sheet. If our terms aren't superior, then we don't deserve your business and we look forward to the opportunity to earn it on your next transaction.


Professional Service


Your real estate investing goals demand reliability and a high standard of service. We are committed to setting clear expectations, communicating clearly, and taking care of your transaction in a timely and professional manner.


Fix & Flip Bridge Loans ("hard money")


Also known as "hard money", "fix and flip", "fix & flip", "fix n' flip", "rehab loan", "renovation loan" and "rent flip", bridge loans allow you to purchase a property that needs to be rehabbed with up to 90% towards the purchase price and up to 100% towards the rehab budget. We do not like to refer to these loans as "fix and flip" because they are commonly used by rental property investors who buy a property in poor condition, rehab the property, rent the property, and cash out refinance the property into our DSCR rental loan. This is the BRRR method of real estate investing and cost effective bridge loans are a critical component of this strategy. Read about BRRR Loans: Fix and Flip Loan to DSCR Loan Strategy


Our Bridge Loan Index tracks the prevailing interest rates and fees from private lenders across the United States. See how OfferMarket's bridge loan terms compare:




Guidelines: Single Family Bridge Loans
Interest Rates 9.45%
Origination Fees 1 to 3 points (% of loan amount)
Property Types Single family (1 - 4 units), townhomes, PUD, warrantable condos
Loan Amounts $50,000 - $25,000,000
Maximum LTV, ARV 75%
Maximum Loan To Cost 90% of purchase and 100% of rehab
Term Length up to 18 months
Minimum Guarantor FICO 620
Ownership LLC or Corporation
Recourse Full recourse

Multifamily Bridge Loan


Guidelines: Multifamily Bridge Loan
Interest Rates 9.45%
Origination Fees 1 to 3 points (% of loan amount)
Property Types 5+ unit and mixed use
Loan Amounts $500,000 - $25,000,000
Maximum LTV, ARV 75%
Maximum Loan To Cost Purchase: 80% of As-Is Value and 100% of rehab, Refinance: 75% of As-Is Value and 100% of rehab
Term Length up to 24 months, with 6-month extensions
Minimum Guarantor FICO 680
Ownership LLC or Corporation
Recourse Full recourse, Limited recourse

DSCR Rental Loans


Our DSCR Loans are designed for rental property investors who want competitive, transparent and reliable funding based on debt service coverage ratio, investing experience and credit score. Use our DSCR Calculator to determine your maximum loan amount.


Our DSCR Loan Index tracks the prevailing interest rate and fees from private lenders across the United States. See how OfferMarket's DSCR terms compare:




Guidelines: Individual DSCR Loans
Interest Rates 6.125% - 7.65%
Origination Fees 1 point (1% of loan amount)
Property Types Single family (1 - 4 units), townhomes, PUD, warrantable condos, eligible mixed use
Loan Amounts $75,000 - $2,000,000
Loan Types: Fixed Rate Mortgage 30 year (fully amortizing)
Loan Types: Adjustable Rate Mortgage 5/6, 7/6, 10/6 hybrid ARM (partial interest only or fully amortizing)
Maximum LTV for purchase or rate term refinance 80% LTV
Maximum LTV for cash out refinance 75% LTV
Maximum Loan To Cost if owned less than 3 months: 80% of total cost basis
Maximum Loan To Cost if owned 3 - 6 months: 5% haircut on max LTV
Minimum Guarantor FICO 680
Ownership LLC (preferred), Corp, Personal (requires exception)
Recourse Full recourse
Minimum Debt Service Coverage Ratio (DSCR) 1.0
Leased Units DSCR Lower of in-place rent and market rent
Vacant Units DSCR 90% of market rent (purchase loans only)

Blanket Portfolio DSCR Rental Loans


Guidelines: Blanket Portfolio DSCR Loans
Interest Rates 6.125% - 7.65%
Origination Fees 1 to 2 points (% of loan amount)
Property Types Single family (1 - 4 units), townhomes, PUD, warrantable condos, 5-20 unit properties
Loan Amounts $150,000 - $ 50,000,000
Loan Types: Fixed Rate Mortgage 5, 10 and 30 year (fully amortizing)
Loan Types: Adjustable Rate Mortgage 5/6, 7/6, 10/6 hybrid ARM (partial interest only or fully amortizing)
Maximum LTV for purchase or rate term refinance 80% LTV
Maximum LTV for cash out refinance 75% LTV
Maximum Loan To Cost if owned less than 3 months: 80% of total cost
Maximum Loan To Cost if owned 3 - 6 months: 5% haircut on max LTV
Minimum Debt Service Coverage Ratio (DSCR) 1.0
Minimum Guarantor FICO 680
Ownership LLC (preferred), Corp, Personal (requires exception)
Recourse Non-recourse with bad boy carveouts and pledge of equity
Lease Requirement Minimum occupancy rate of 90% by unit count

Multifamily Term Loans


Guidelines: Multifamily Term Loans
Interest Rates 6.125% - 7.65%
Origination Fees 1 to 2 points (% of loan amount)
Property Types 5+ unit residential, eligible mixed use
Loan Amounts $500,000 - $5,000,000
Loan Types: Fixed Rate Mortgage 30 year (fully amortizing)
Loan Types: Adjustable Rate Mortgage 5/6, 7/6, 10/6 hybrid ARM (partial interest only or fully amortizing)
Maximum LTV for purchase or rate term refinance 75% LTV
Maximum LTV for cash out refinance 75% LTV
Maximum Loan To Cost if owned less than 3 months: 80% of total cost basis
Maximum Loan To Cost if owned 3 - 6 months: 5% haircut on max LTV
Minimum Guarantor FICO 680
Ownership LLC (preferred), Corp, Personal (requires exception)
Recourse Full recourse or non-recourse with bad boy carveout and pledge of equity
Minimum Debt Service Coverage Ratio (DSCR) 1.25
Lease Requirements Minimum occupancy rate of 90% by unit count
Leased Units DSCR Lower of in-place rent and market rent
Vacant Units DSCR 90% of market rent (purchase loans only)

Ground Up Construction


Guidelines: Ground Up Construction
Interest Rates 9.45%
Origination Fees 1 to 2 points (% of loan amount)
Property Types Single family (1 - 4 units)
Loan Amounts $50,000 - $2,000,000
Maximum LTARV 75%
Maximum Loan To Cost
  • 65% of land Purchase Price (unpermitted)
  • 80% of land Purchase Price (permitted)
  • 100% of construction budget
Maximum Loan To Cost (total) 85%
Term Length up to 18 months
Minimum Guarantor FICO 620
Recourse Full recourse
Ground Up Experience
  • 3+ verifiable ground up projects
  • 2 verifiable ground up projects + GC or builders license
  • 2 verifiable ground up projects + extensive rehabs

Investment Property HELOC


Tap into your investment property's equity with our Floating Rate Investment Property HELOC or our Fixed Rate Investment Property HELOC. This is a home equity loan on a rental property.


Guidelines: Floating Rate Investment Property HELOC
Interest Rates contact for quote
Rate Type Floating
Minimum Line Amount $50,000
Maximum Line Amount $500,000
Property Types Single family (1 - 4 units)
Maximum CLTV 90% (680+ FICO), 80% (640 - 679 FICO), 60% (620 - 639 FICO)
Income Verification: Salaried Employee W2, 2 Years Tax Returns
Income Verification: Self Employed 2 Years Personal and Business Tax Returns, YTD P&L and Balance Sheet through most recent ended quarter
Personal Debt To Income 50% or 45% based on credit score and income
Additional requirements approval from first lien lender, existing appraisal review, limited or full appraisal subject to loan amount and underwriter review
Intelligible Senior Liens
  • loans in active forbearance or deferment
  • negative amortization
  • balloon where payment becomes due during the amortization period of our new 2nd lien
  • reverse mortgages
  • private mortgages opened within the past 12 months
    		•
    Seasoning owned less than 6 months => lower of the purchase price or appraised value, owned 6+ months => appraised value
    Prepayment Penalty None
    Borrowing Entity Personal Name (no LLC)

    Guidelines: Fixed Rate Investment Property HELOC
    Interest Rates contact for quote
    Rate Type Fixed
    Minimum Line Amount $25,000
    Maximum Line Amount $500,000
    Property Types Single family (1 - 4 units)
    Maximum CLTV 90% (680+ FICO), 80% (640 - 679 FICO), 60% (620 - 639 FICO)
    Income Verification: Salaried Employee W2, 2 Years Tax Returns
    Income Verification: Self Employed 2 Years Personal and Business Tax Returns, YTD P&L and Balance Sheet through most recent ended quarter
    Personal Debt To Income 50% or 45% based on credit score and income
    Additional requirements approval from first lien lender, existing appraisal review, limited or full appraisal subject to loan amount and underwriter review
    Intelligible Senior Liens
  • loans in active forbearance or deferment
  • negative amortization
  • balloon where payment becomes due during the amortization period of our new 2nd lien
  • reverse mortgages
  • private mortgages opened within the past 12 months
    		•
    Seasoning 6 months
    Prepayment Penalty None
    Borrowing Entity Personal Name (no LLC)

    Full Transparency


    No Upfront Fees


    The only fees you pay before settlement are for your appraisal. Everything else is charged via HUD-1 at settlement and provided for you in advance so you have time to review.


    Fees To Expect


    These are the fees you should expect in order to process your loan. We do not make any money on these fees, we simply provide each line item at cost. Other private lenders commonly pad these fees and add "junk fees" such as "Servicing", "Underwriting" and "Processing" line items -- we don't because we are on a mission to drive down the costs of real estate transactions.


    Fee Amount
    Legal Fee
    • 1 Property: $995
    • 2 Properties: $1,495
    • 3-5 Properties: $1,995
    • 6-10 Properties: $2,495
    • 11 - 15 Properties: $2,995
    • 15+ Properties: TBD
    Appraisal Market Price
    CoreLogic Credit Report $150
    Title Fees Market Price
    Owner's Title Insurance Optional depending on state (cost)
    Lender's Title Insurance Required (cost)
    Flood Certificate $25 per property
    Appraisal Review (ARR or CDA) $72.50 to $165 per property
    Servicing Set Up $30
    Draw Fees (construction loans) $280 (cost)

    Fees We Don't Charge


    These are the fees other private lenders commonly charge. We don't charge these fees -- not just because we don't think they are appropriate, but because we are on a mission to make real estate transactions more efficient.


    Fee Amount
    Interest Rate Spread (*) 0%
    Underwriting Fee $0
    Processing Fee $0
    Doc Prep Fee $0
    Loan Servicing Fee $0
    Full Boat ("Dutch") Interest We don't charge interest on construction funds that are not yet disbursed.

    (*) Unlike many private lenders, we don't make any money on the interest rate spread. We quote the exact interest rate offered by our institutional capital providers. That means you get the lowest possible interest rate and save thousands of dollars over the course of your loan. That's how we're able to offer 9.45% for our fix and flip loans when most private lenders are offering 10% - 12% or more. Learn more about Full Boat Interest and save thousands by avoiding it with OfferMarket.


    How we make money


    We make money on the origination fees ("points"). Points are a percentage of the loan amount. For example, if your rental loan amount is $200,000, our origination fee is $2,000.


    This is the only line item where we earn a fee, every other line item is delivered to you at cost. We are proud to offer what we believe to be the industry's lowest origination fees among leading private lenders.


    Our standard origination points:


    • Rental loans: 1 to 2 points
    • Bridge loans: 1 to 2 points
    • Ground up construction: 2 points

    Most other private lenders will charge 2 to 4 points AND add and pad other fee line items. That's how you save thousands of dollars when you work with us.


    Most other private lenders will engage in rounds of fee line item negotiations. With OfferMarket Capital, what you see on your term sheet is the very best we can offer, there are no negotiations. If our quotes aren't the most competitive, then we don't deserve your business. That's how you save time so you can focus on building your business.


    Frequently Asked Questions


    Where does OfferMarket Capital lend?


    OfferMarket Capital is a private lending platform for business purpose loans for experienced real estate investors.


    OfferMarket Capital is a private lender in:


    • Alabama*
    • Arkansas*
    • Colorado*
    • Connecticut
    • Delaware
    • DC
    • Florida
    • Georgia*
    • Hawaii
    • Idaho*
    • Illinois
    • Indiana
    • Iowa
    • Kansas
    • Kentucky
    • Louisiana
    • Maine
    • Maryland
    • Massachusetts*
    • Michigan
    • Mississippi*
    • Missouri*
    • Montana*
    • Nebraska*
    • New Hampshire*
    • New Jersey
    • New Mexico
    • New York
    • North Carolina*
    • North Dakota
    • Ohio
    • Oklahoma*
    • Oregon*
    • Pennsylvania
    • Rhode Island*
    • South Carolina
    • Tennessee*
    • Texas*
    • Utah*
    • Virginia*
    • Washington*
    • West Virginia*
    • Wisconsin
    • Wyoming*

    OfferMarket Capital is not currently available in the following states:


    • Arizona
    • California
    • Minnesota
    • Nevada
    • North Dakota
    • South Dakota
    • Vermont

    (*) Non-judicial state where our bridge loan pricing may be lower than advertised.


    For investment properties located in the following states, your primary residence cannot serve as collateral:


    • Georgia
    • Iowa
    • Kansas
    • Maryland
    • Washington

    For investment properties located in the following states, 1-4 unit residential property cannot serve as collateral:


    • Idaho
    • Minnesota
    • Oregon
    • Utah

    OfferMarket Capital is not available for loans to individuals under $25,000 for investment properties located in the following states:


    • Alabama
    • Florida
    • Kentucky
    • North Carolina
    • Virginia

    Is OfferMarket Capital a direct lender?


    OfferMarket Capital is a direct lender. We are backed by institutional capital partners who buy our loans at closing. Our capital partners do not work directly with borrowers.


    What documents are required?


    OfferMarket Capital loans are asset-backed -- there is no W-2 or tax return required ("no doc").


    • credit check (minimum score of 680 for DSCR Loan, 620 for Bridge Loan)
    • appraisal
    • personal guarantee based on your reported assets and liabilities

    Is the credit report a hard or soft inquiry?


    We use a trimerge credit report that looks at reporting from Transunion, Equifax and Experian. This report is usually a hard inquiry, however, if you have recently authorized the same report we may be able to access your report without a hard inquiry.


    We look at the middle score to determine your credit score. So if Transunion is 630, Equifax is 690, and Experian is 710, the score we use is 690.


    How can I qualify if my credit score is too low?


    If your credit score is below our minimum (620 for bridge loan, 680 for rental loan), we recommend:

    • continue to build your credit
    • partner with another investor who has high credit (multi-member LLC)

    Can I buy down my interest rate?


    You can buy down your interest rate for our DSCR rental property loans. Buydown requests are subject to approval from underwriting and loan committee.


    • 0.25% for 1 point
    • 0.5% maximum buydown

    Who has to personally guarantee the loan?


    Anyone who owns 20% or more of the asset backing the loan is required to serve as a personal guarantor. Ownership representing no less than 51% -- but usually 80% -- must serve as personal guarantors. The exception is our DSCR rental portfolio loan which has a non-recourse option (no personal guarantee).


    Is there a seasoning period?


    There is a seasoning period with the following restrictions when the property is owned for less than 6 months:


    Ownership timeline Maximum Loan
    Owned less than 3 months 80% of total cost
    Owned 3 - 6 months 5% haircut on max LTV
    Purchased in cash within the last 180 days ("Delayed Purchase Loan") eligible for all terms applicable to Purchase loans

    What loan-to-value (LTV) does OfferMarket Capital offer?


    Loan Type Max LTV
    Bridge loans 90% of purchase and 100% of rehab
    Rental loans (purchase) 80%
    Rental loans (refinance) 75%
    Ground up construction 50% of land purchase and 100% of construction

    How long does it take to fund my loan?


    We know how important speed is in today's competitive market. We can fund bridge loans and rental loans in as little as 15 days provided there are no delays with the appraisal, title work and borrower action items. Our target timeline is 30 days or less and you will have a dedicated loan manager to ensure a stress-free funding experience.


    () Appraisal and title work is performed by 3rd party service providers and we therefore do not guarantee funding timelines.


    What is the draw request process for construction loans?


    Please refer to our step-by-step draw request process overview.


    Guidelines: Draw Request
    Draw fee $280 (our cost)
    Draw processing 5 business days (estimated)
    Draw amount No limit
    Materials reimbursement 100% installed, 50% on-site

    Some exclusions apply. Guidelines are subject to change and this web page may not always represent current terms. Submit the form above for official terms.