Get capital to grow your real estate business


Investors on our marketplace have spoken. They want better terms for fix and flip bridge loans and rental loans. So we launched OfferMarket Capital to help you save time and money.


Is your go-to private lender giving you their best terms?


Let's find out. Get a quote from OfferMarket Capital and see if they can beat us.




Our private lending platform, your competitive advantage


Access the most competitive and transparent rates on bridge loans (fix and flip, ground up construction) and rental loans (purchase, refinance, blanket portfolio).


Accelerate your real estate investing


If you had access to the most competitive and reliable source of capital, how many more deals could you do? How much more money would you make? How much more time could you save?


Our best term sheet, guaranteed.


When you request a quote from OfferMarket Capital, we will provide you with our best possible terms. No negotiation, no question in the back of your mind if we're holding anything back. We're confident you won't find better terms from another private lender.


OfferMarket Capital is the most efficient private lending platform backed by leading institutional capital providers that include major insurers and funds.


We specialize in private lending products for real estate investors who are aggressively scaling their fix and flip and buy and hold portfolios. Our focus is on single family.


Rental Property Loans


Guidelines: Individual Rental Property Loans
Interest Rates as low as 4%
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 5/1, 7/1, 10/1 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
Recourse Full recourse
Minimum Debt Service Coverage Ratio (DSCR) 1.2
Leased Units DSCR Lower of in-place rent and market rent
Vacant Units DSCR 90% of market rent (purchase loans only)


Blanket Portfolio Rental Property Loans


Guidelines: Blanket Portfolio Rental Property Loans
Interest Rates as low as 4%
Origination Fees 1 point (1% of loan amount)
Property Types Single family (1 - 4 units), townhomes, PUD, warrantable condos, 5-20 unit properties (up to 15% of portfolio loan amount)
Loan Amounts $150,000 - $ 50,000,000
Loan Types: Fixed Rate Mortgage 5, 10 and 30 year (fully amortizing)
Loan Types: Adjustable Rate Mortgage 5/1, 7/1, 10/1 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) 1.2
Minimum Guarantor FICO 680
Recourse Non-recourse with bad boy carveouts and pledge of equity
Lease Requirement Minimum occupancy rate of 90% by unit count

Bridge Loans


Guidelines: Fix & Flip Bridge Loans
Interest Rates as low as 6.99%
Origination Fees 2 points (2% of loan amount)
Property Types Single family (1 - 4 units), townhomes, PUD, warrantable condos, 5-20 unit properties (up to 15% Of portfolio loan amount)
Loan Amounts $50,000 - $25,000,000
Maximum LTV 75%
Maximum Loan To Cost 90% of purchase and 100% of rehab
Term Length up to 18 months
Minimum Guarantor FICO 680
Recourse Full recourse

Ground Up Construction


Guidelines: Fix & Flip Bridge Loans
Interest Rates as low as 6.99%
Origination Fees 2 points (2% of loan amount)
Property Types Single family (1 - 4 units)
Loan Amounts $50,000 - $2,000,000
Maximum LTV 75%
Maximum Loan To Cost (total) 50% of purchase (land) and 100% of rehab
Maximum Loan To Cost (total) 85%
Term Length up to 18 months
Minimum Guarantor FICO 680
Recourse Full recourse

Full Transparency


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 -- we don't because we are on a mission to drive down the costs of real estate transactions.


Fee Amount
Legal Fee $995 (our cost)
Appraisal $350 - $700 (cost)
Credit Report $39.99 (our cost)
Title Fees $450 - 750 (cost)
Owner's Title Insurance Optional depending on state (cost)
Lender's Title Insurance Required (cost)
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
Flood Certification Fee $0

(*) 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 6.99% for our fix and flip loans when most private lenders are offering 9% - 12% and pocketing the difference.


How we make money


We make money on the origination fees ("point(s)"). We are proud to offer the industry's lowest origination fees among leading private lenders. This is the only line where we earn a fee, every other line item is delivered to you at cost.


Our standard origination points:


  • Rental loans: 1%
  • Fix and flip, construction: 2%

Most other private lenders will charge 2-3 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 then 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?


Our lending platform is available for investment properties located in every state except California.


What documents are required?


OfferMarket Capital loans are asset-backed -- there is no W-2 required ("no doc", "hard money").


  • credit check (minimum score of 680)
  • appraisal
  • personal guarantee based on your reported assets and liabilities

Can I buy down my interest rate?


You can buy down your interest rate for DSCR rental property loans.


  • 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% -- of the asset must serve as personal guarantors.


Is there a seasoning period?


There is a seasoning period of 6 months when refinancing into our rental property loan:


Ownership timeline Maximum Loan
Owned less than 3 months 80% of total cost
Owned 3 - 6 months 5% haircut on max LTV

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 is take to fund my loan?


We know how important speed is and we aim to process, underwrite and fund in 30 days or less. Common reasons for delay include title processing (i.e. waiting for clean title), appraisal scheduling and processing.


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.

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