Hard Money Loan Arkansas

Last updated: May 8, 2025

At OfferMarket, we’re committed to helping Arkansas real estate investors build wealth by making smart, efficient decisions. To support your journey, we’ve developed a powerful all-in-one investing platform built just for you:

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Our Arkansas Hard Money Loan program gives you the speed, flexibility, and affordability you need to purchase, refinance, or renovate 1-4 unit residential properties in the Natural State.

Whether you’re flipping a fixer-upper in Little Rock or rehabbing a rental in Fayetteville, we’d be honored to earn your business and help you thrive.

Let’s explore what makes our Arkansas Hard Money Loan program the ideal tool for investors.

What is a hard money loan?

A hard money loan is a short-term, asset-based loan secured by real estate—specifically 1-4 unit residential properties. These loans are often used in Arkansas by investors who need fast capital to acquire, improve, or refinance properties.

In the real estate world, these loans are also known as “bridge loans” or “fix and flip loans.” Whatever the term, the purpose is the same: get the funding you need quickly to complete your project, generate a profit, or convert the property into a long-term asset.

Hard money loan scenarios

Across Arkansas—from the bustling streets of Little Rock to quieter corners like Jonesboro or Hot Springs—hard money loans serve a variety of investor needs. These are the most common scenarios where our clients tap into this flexible financing tool:

• Purchase and renovate a neglected or outdated property – for instance, acquiring a property in Fort Smith that needs serious updating, and using a hard money loan to cover both the acquisition and renovation without tying up your cash reserves
• Refinance a property you bought with cash and now want to improve – say you secured a deal quickly in Pine Bluff and now need capital to rehab the place before flipping or renting it out
• Refinance an existing loan on a distressed asset that still needs work – perhaps you started rehabbing a property in Conway but your original lender wants to exit; now you need to finish the job
• Buy a property with no rehab plan – maybe you’re picking up a bargain in AS IS condition in Springdale and looking to flip it as-is for a fast return
• Tap into equity from a cash purchase with no renovation plan – for example, you snagged a home in Russellville at below-market price and want to use your equity to fund your next investment
• Refinance an existing loan without any further rehab – you've completed the renovations, but need more time or a better exit window before selling or refinancing

How it works

A hard money loan consists of two main components:

• Initial Advance – This is the portion of the loan used to fund your purchase price. It’s wired directly to the title company at closing.
• Construction Holdback – This covers your renovation budget and is disbursed through reimbursements as your project progresses.

You can customize the structure of your loan to fit your project. You might only need a construction holdback if you already own the property, or just the initial advance if no rehab is needed. Most Arkansas investors we work with use both components to minimize their out-of-pocket expenses.

Sometimes, investors prefer to fund the rehab themselves and skip the holdback. Others may have already purchased a home in cash—perhaps in a hot market like Bentonville—and are only looking for financing to complete the renovations.

Whether you plan to flip the property or refinance into a long-term DSCR loan, your exit strategy is flexible. Many Arkansas investors switch strategies midstream based on changing market conditions or new opportunities.

Take this for example: You start a BRRRR project in Fayetteville, planning to rent it out. But once rehab is done, the local sales market offers such high returns that flipping becomes the better play. Or you’re halfway through a flip in Texarkana and the market cools—so you pivot, refinance into a DSCR loan, and hold as a rental. Dual exit strategy optionality is key to reducing your risk.

Who uses hard money loans?

Hard money loans are used by:

• Fix and flip investors (“flippers”)
• Rental property investors (“BRRRR Method”*)

(*) Ask us about our Fix and Rent bundle: a discounted DSCR loan paired with a hard money loan for purchase and rehab.

Many Arkansas investors blend these strategies—flipping some properties and renting others. That kind of agility is a hallmark of long-term success in real estate, and it’s something we encourage.

Hard Money Loan Program Guidelines

Project Eligibility

At OfferMarket, we’re deeply invested in the success of Arkansas real estate investors. From first-time rehabbers in Little Rock to experienced flippers in Fayetteville, our goal is to help you grow your wealth while managing risk effectively.

Our lending program boasts one of the lowest default rates in the country—less than 0.5% of all loans we’ve issued have ended in foreclosure. That’s because we take our role seriously as both your capital provider and risk management partner.

Projects with heavy or extensive rehab scopes—like full gut jobs in Fort Smith or complex additions in Rogers—carry higher risk. These projects can be affected by budget overruns, permit delays, and Arkansas’s local market shifts. Even seasoned investors with strong liquidity can struggle if things go sideways.

That’s why we use a structured classification system for rehab scopes, paired with experience-based eligibility. Let’s break it down.

Initial Advance

Your initial advance is calculated using both borrower-specific and deal-specific factors. We look at your experience—how many properties you've owned or renovated in Arkansas (or elsewhere) over the last few years—and your credit profile.

• Minimum credit score: 680, though we prefer a 720+ for the personal guarantor

• Realtors, licensed General Contractors (GCs), and Professional Engineers may qualify for increased leverage

If your purchase price is above the As Is value of the property (determined by our appraisal or in-house valuation), your initial advance will be based on the lower As Is value.

Exit strategy matters here too.

• Selling? You’ll need a projected 30% gross margin and $15,000 minimum profit.

• Refinancing? The projected post-repair DSCR should be at least 1.1.

For rural properties—like those in parts of Boone County or near the Ozarks—initial advance limits may apply, and borrowers must show experience with at least three similar projects.

Experience-based Tiers

Initial Advance by Tier

(*) 85% is available on an exception basis for borrowers with excellent credit and liquidity.

Adjustments to Initial Advance

Rehab scope classification

In parts of Arkansas where real estate deals are more lopsided (i.e., a very low purchase price compared to the rehab scope), the Extensive classification and LTFC rules apply.

Rehab scope eligibility

LTARV Limits

LTFC Limits

Example: No Experience

• Purchase price: $100,000

• Tier: 1 (no verifiable experience)

• Credit score: 695

• Rehab budget: $24,000

• ARV: $150,000

• Initial advance: $75,000 (75%)

• Construction holdback: $24,000

• Total loan amount: $99,000

• LTARV: 66%

• LTFC: 79.8%

• Interest accrual: Full boat

Example: No Experience, Excellent Credit

• Purchase price: $100,000

• Tier: 1 (no verifiable experience)

• Credit score: 750

• Rehab budget: $24,000

• ARV: $150,000

• Initial advance: $80,000 (80%)

• Construction holdback: $24,000

• Total loan amount: $104,000

• LTARV: 69.33%

• LTFC: 83.9%

• Interest accrual: As disbursed

Example: 5 Experience

• Purchase price: $100,000

• Tier: 4 (5 similar projects completed)

• Credit score: 750

• Rehab budget: $20,000

• ARV: $150,000

• Initial advance: $90,000 (90%)

• Construction holdback: $20,000

• Total loan amount: $110,000

• LTARV: 73.33%

• LTFC: 91.67%

• Interest accrual: As disbursed

Refinance using As Is value instead of Cost Basis for Initial Advance

Our default underwriting model focuses on lending against your cost basis—that is, the total of your purchase price and any capital you’ve already invested into the project. This helps ensure you maintain equity and limit risk.

But in some Arkansas refinance situations, particularly where the property has appreciated over time, we allow leverage based on the As Is value instead. This is common in markets like Bentonville or Little Rock, where values have steadily climbed over the past few years.

To qualify:

• Property must be habitable and in at least C4 condition

• It should have been owned for 3+ years

• Previous lender’s payoff letter must not include late fees or default interest

• Credit score of 680+

• Experience Tier 3 or higher (minimum of 4 similar verifiable projects)

• Sale comps must support the As Is value over your cost basis

• You’ll need a scenario that makes sense—such as a long-term rental that’s now vacant and needs renovation before listing

Transactions involving wholesalers, price run-ups

If you’re buying from a wholesaler in Arkansas—whether in Pulaski County, Washington County, or a smaller town like Cabot—we offer flexible terms. We can often include the assignment fee or double-close price markup in your cost basis.

Here's how it works:

Example:

• A-B Contract (wholesaler and original seller): $100,000

• B-C Contract (your contract): $125,000

• As Is Value: $125,000

• Value Basis: $120,000 (maximum 20% markup allowed)

Wholesaler transaction guidelines:

• We can finance up to 20% markup between A-B and B-C prices

• We do not finance finder's or referral fees

• MLS-listed properties may not qualify for wholesale markup financing

• Must be an arm’s length transaction

• Full contract chain (A-B, B-C) must be provided

• Wholesaler must share their operating agreement

Construction Holdback

If you’re renovating a property in Arkansas—whether it’s a light cosmetic rehab in Hot Springs or a full overhaul in Pine Bluff—your construction holdback will be structured as a draw reimbursement.

Funds are released in stages as work is completed. You’ll need to submit draw requests along with proof of progress.

You can also choose to skip the holdback if you have the liquidity to fund renovations yourself.

If your total loan is $100,000 or more, you’ll only pay interest on the drawn portion (interest is “As Disbursed”).

Appraisal and In-house valuation

Every Arkansas hard money loan requires a valuation. This could be:

• A 3rd party interior appraisal

• A 3rd party exterior appraisal

• An in-house valuation (only for experienced borrowers with strong credit)

In-house valuation eligibility

Note: Even when you meet these guidelines, we may still request a 3rd party appraisal.

Exterior appraisal

• REO sales

• Foreclosure auctions

• Sheriff's sales

• Bankruptcy sales

Must be dated within 120 days of settlement or recertified if between 120–179 days.

Interior appraisal

We handle appraisal orders and coordinate directly with an AMC. You’ll be responsible for the invoice. Loans with unpaid appraisal invoices will be paused until payment is received.

Appraisal transfer

Already have an appraisal? If it was ordered via an approved AMC and meets the following, we may be able to accept it:

• Not older than 180 days at closing

• Signed transfer letter certifying compliance with AIR (Appraiser Independence Requirements)

• PDF and XML copies of the report

• Paid invoice documentation

Scenario: Stabilized Hard Money Loan

In Arkansas cities where housing inventory is tight—think Conway, Searcy, or West Memphis—you may come across properties that don’t need any work. If your appraisal confirms a C4 condition rating or better, we can fund up to 75% of As Is value.

Key Loan Details

Extensions

Hard money loans are designed for short-term use—usually 12 to 24 months. Most Arkansas investors pay them off well within the original term. However, delays can happen, especially if you're dealing with unexpected zoning issues in places like Little Rock or tenant holdovers in older properties around Pine Bluff.

That’s why OfferMarket allows extensions—but only when absolutely necessary.

Avoid extensions by:

• Choosing reliable contractors with strong references

• Avoiding aggressive rehab scopes that stretch your liquidity

• Avoiding areas with slow permitting processes

• Securing immediate property access (no remaining tenants or leaseholds)

• Ensuring a dual exit strategy (flip or refinance)

Extension Limits

Extension Terms and Fees

To extend your loan, you must confirm that your builders risk insurance policy is active for the full extension period.

Ineligible Property Types

We do not fund loans for the following property types in Arkansas:

• Mixed-use

• 5+ unit multifamily

• Condotels or co-ops

• Mobile or manufactured homes

• Commercial-use buildings

• Cabins, log homes, or properties on dirt/unpaved roads

• Properties with oil/gas leases

• Farms, ranches, or orchards in operation

• Seasonal or short-term rentals

• Unique, exotic, or luxury homes

Borrower and Guarantor Requirements

Liquidity Verification

Liquidity is essential to project success. OfferMarket verifies that Arkansas borrowers have enough capital to safely cover their cash to close and rehab buffer.

Required liquidity =

Cash to close + 25% of rehab budget

Eligible liquid assets:

• Personal bank accounts

• Business accounts (with verified ownership)

• Retirement accounts (50% of balance counts)

• Brokerage accounts

• Entity accounts with verified operating agreement

Verification process:

• 2 most recent statements

• New accounts accepted (no seasoning requirement)

• Letter of explanation required for large/unusual deposits

You don’t need a business bank account, but it’s recommended for accounting and management. You also don’t need to move funds—just show proof of access.

Credit and Background Items

We review your credit and background to ensure project success and loan performance.

Interest Reserves

In some Arkansas deals, interest reserves are required to cover payments early in the term. These are collected upfront and held in escrow, reducing pressure on your monthly cash flow.

Financed Interest Payments

You may qualify to finance your interest payments to preserve cash. Instead of paying monthly, interest accrues and is added to your final payoff.

Example:

• Loan amount: $100,000

• Interest: 12%

• Held for 9 months

• Accrued interest: $9,000

Payoff Statement:

• Principal: $100,000

• Interest: $9,000

• Total: $109,000

This is helpful in longer Arkansas flips where you want to prioritize rehab over monthly payments.

Property Sourcing Guidelines

OfferMarket supports a range of property types across Arkansas, but certain scenarios require extra documentation:

• New markets require a GC agreement or letter of explanation

• Wholesale deals, assignment fees, and price run-ups require full contract chains

• Major renovations may require permits or letters from engineers/architects

• Always include purchase contracts, settlement statements, and operating docs

Insurance Guidelines for Arkansas Hard Money Loans

Builders risk insurance is mandatory for every Arkansas hard money loan. It protects the structure and covers liability during construction or vacancy.

Required Coverages

Policy Requirements

• AM Best Rating: A- VIII or better

• Policy type: Special Form

• Deductible: $1,000 – $5,000

• Lender’s Designation: Mortgagee + Additional Insured

• Cancellation: 30-day notice

• No exclusions for wind, hail, or named storms

💡 As soon as you take ownership, install locks, smoke detectors, and security cameras to ensure compliance and prevent insurance disputes.

Frequently Asked Questions

What states does OfferMarket fund hard money loans?

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

(*) In states where NMLS license is required for business purpose lending or we do not directly lend, OfferMarket operates as a rate shopping service and refers your loan to a licensed capital provider.

Can I do more than one hard money loan at a time?

Yes! It’s common for real estate investors in Arkansas to have multiple active hard money loans. From managing a flip in Fayetteville while stabilizing a rental in Pine Bluff, OfferMarket supports multi-loan strategies. That said, we will review your liquidity, capacity, and performance to ensure you're not overextended.

Are hard money loans commercial?

Yes. All hard money loans are business-purpose loans issued to LLCs or corporations. Even though you're investing in residential real estate, your loan is classified as a commercial loan due to its investment nature.

What is the minimum loan amount?

The minimum loan amount is $25,000, making it accessible for investors targeting lower-priced properties in Arkansas cities like Jonesboro or West Memphis.

Which property types are eligible?

How do you calculate Loan-To-Value (LTV) and Loan-To-After-Repair Value (LTARV)?

We use two key ratios:

• LTV (Loan-To-Value): Loan amount divided by the lower of your purchase price or As Is appraised value.

• LTARV (Loan-To-After-Repair Value): Total loan amount (initial advance + rehab holdback) divided by the post-rehab appraised value.

These metrics help ensure you're not overleveraged at any stage of the project.

What are the credit requirements?

We require a minimum credit score of 680. Exceptions may be considered for scores down to 660 if other factors—like liquidity or experience—are strong. Only guarantors are subject to credit review, not passive members of the LLC.

What are the experience requirements?

Experience is not required, which makes our Arkansas hard money loan program ideal for first-time investors. Still, having completed similar rehab projects can help you qualify for higher leverage, better rates, and more complex renovations.

Does being a wholesaler count as experience?

No. To count as experience, you must have taken financial responsibility for the purchase, rehab, and disposition of a property. Wholesaling is valuable but doesn’t meet the criteria for experience tiers.

What documentation is required?

Purchase Transaction Requirements

Refinance Transaction Requirements

Are there special requirements for loans over $1M?

These added guidelines help manage risk in larger transactions across Arkansas—especially in areas where price points or liquidity can vary from market to market (e.g., rural regions or secondary cities).

Glossary of Key Terms

Instant Arkansas Hard Money Loan Quote

OfferMarket Capital LLC is proud to serve real estate investors throughout Arkansas—providing fast, flexible, and affordable financing for your residential projects in cities like Little Rock, Fayetteville, and Jonesboro.

We’re more than a lender—we’re your partner in building wealth through real estate. With zero prepayment penalties, interest-only terms, and customizable funding structures, our Arkansas hard money loan program is built for action-takers like you.

Thousands of real estate investors get value from OfferMarket every month. Membership is entirely free and includes the following benefits:

💰 Private lending
☂️ Insurance rate shopping
🏚️ Off market properties
💡 Market insights

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