To deliver the best experience we store cookies on your device. Please accept our Term of Service to continue.

Instant Loan Quote

No credit pull, takes 1 minute

All steps completed - you're finished

Private Lender for Single Family Rental Investors


Last updated: March 1, 2024


Grow your single family rental portfolio with fast, reliable, low cost capital.


Today's terms


Loan Type Rate Points Term

DSCR ("Rental")

7.5% - 8.5% 0.5 - 2 30 year

Fix & Rent ("Bridge", "Hard Money", "RTL")

11% - 12% 1 - 2 6 - 18 months

Instant Quote and Pre Approval


Get an instant quote for your next purchase or refi. If you're in the market for a DSCR loan or Fix and Flip loan, you've come to the right place. Once you submit your loan request, our expert team will confirm the best available terms. You can review your loan request with your dedicated relationship manager who will guide you through our loan programs and simple online processing.


Your Go-To Private Lender


OfferMarket Other Private Lenders
Interest rate Lowest in industry Uncompetitive
Origination fee 0.5% to 2% 2% to 4%
Junk fees Never Common
Time to close Fast Slow
Quoting Instant Slow
Transparency High Low
Service Excellent Poor
Processing Online, automated Manual

Competitive Terms


Access the most competitive and reliable DSCR, Fix and Rent and Slow Flip loans.


Every time you request a quote from OfferMarket, 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. You will also notice our best-in-class website that provides instant, accurate quotes and pre-approval letters on-demand, and makes it easy to process entirely online.


DSCR Loans


Our DSCR loans are designed for rental property investors who want competitive, transparent and reliable funding based on debt service coverage ratio, credit score, bank statement verification and investing experience. Use the #1 ranked DSCR Calculator to determine your maximum loan amount.


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




Guidelines: Individual DSCR Loans
Interest Rates get instant quote
Origination Fees 0.5 to 2 points (% of loan amount)
Property Types Single family (1 - 4 units), townhomes, PUD, warrantable condos, eligible mixed use
Loan Amounts $55,000 - $2,000,000
Loan Term 30 year
Loan Types fixed rate, interest only
Maximum LTV for purchase 80% LTV
Maximum LTV for rate and term refinance 80% LTV
Maximum LTV for cash out refinance 75% LTV
Seasoning No and low options available
Minimum Guarantor FICO 660
Borrowing Entity LLC (preferred), Corporation or Trust, personal name not allowed
Recourse Full recourse, personal guarantee
Minimum DSCR 1.0
Leased Units DSCR Lower of actual rent and market rent
Vacant Units DSCR 100% of market rent in appraisal report

Blanket Portfolio DSCR Loan


Guidelines: Blanket Portfolio DSCR Loans
Interest Rates get instant quote
Origination Fees 0.5 to 2 points (% of loan amount)
Property Types Single family (1 - 4 units), townhomes, warrantable condos
Minimum Loan Amount, portfolio $250,000
Minimum Loan Amount, per property $50,000
Minimum As Is Value, per property $62,500 (purchase), $66,667 (cash out refi)
Maximum LTV for purchase or rate term refinance 80% LTV
Maximum LTV for cash out refinance 75% LTV
Seasoning None or 90 days
Minimum DSCR 1.1
Minimum Guarantor FICO 660
Ownership LLC, Corporation, Trust
Recourse Full recourse (personal guarantee)
Minimum lease occupancy 90% by unit count
Prepayment penalty 5-4-3-2-1, 3-2-1, 2-1, 1-0 or 0-0


Fix and Rent Loans


Our Fix and Rent loan program is designed for rental property investors who want to cost effectively purchase, rehab, rent (lease) and refinance into a DSCR loan. This is essentially a fix and flip loan ("hard money loan", "bridge loan") on the front end, with the expectation that you will be refinancing into a DSCR loan on the back end. If you refinance into a DSCR loan with OfferMarket, you will receive a significant discount on your origination fee.


Unlike other private lenders who focus on serving rental property investors and flippers, we strictly focus on serving rental property investors who are looking to use our Fix and Rent loans to grow their rental portfolio. Read about BRRR Loans: Fix and Flip Loan to DSCR Loan Strategy


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




Guidelines: Fix and Rent Loans
Interest Rates get instant quote
Origination Fees 1 to 2 points (% of loan amount)
Property Types Single family (1 - 4 units), townhomes, warrantable condos
Loan Amounts $50,000 - $5,000,000
Maximum LTV, ARV 70%
Maximum Loan To Purchase Price 90%
Maximum Loan To Rehab Budget 100%
Term Length up to 18 months, no prepayment penalty
Minimum Guarantor FICO 660
Ownership LLC or Corporation
Recourse Full recourse (personal guarantee)

The Most Transparent Private Lender


From the moment you get your instant quote, you have full transparency into your loan terms. No more last minute surprises.


The only fee you pay before settlement if for your appraisal. Everything else is charged on the HUD (settlement statement) 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
Title Fees Market Price
Owner's Title Insurance Optional depending on state (market)
Lender's Title Insurance Required (market)
Flood Certificate $25 per property
Appraisal Review $90 to $165 per property
Servicing Set Up $30
Draw Fee (if applicable) $200 to $270
Wire Fee (if applicable) $30

On your settlement statement, you will typically only see the following line items:


  • Origination fee
  • Lender fee
  • Tax escrow
  • Insurance escrow

Fee item Loan type Note
Origination fee All 0.5% to 2%, minimum $2,000
Lender fee DSCR This includes all non-origination fee items (legal, doc prep, underwriting, appraisal review)
Prepaid interest All Interest that will accrue during the initial month that your loan is funded
Interest reserve DSCR, Fix and Flip Depending on credit score and anticipated time to transfer your loan to a servicer, an interest reserve escrow account may be required from which initial monthly payments will be made. Most DSCR loans do not have an interest reserve. Loans that have an interest reserve are typically 1 to 3 months.
Tax and insurance escrow DSCR To initiate your servicing escrow account, we will collect 2 to 3 months of taxes and landlord insurance premium to ensure the servicer has sufficient funds to pay annual taxes and insurance on your behalf

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%
Processing Fee(**) $0
Loan Servicing Fee $0
Full Boat ("Dutch") Interest In most cases, we don't charge interest on rehab 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 the institutional capital providers that fund loans on our platform. 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 industry-low interest rates on our DSCR loans and Fix and Flip loans. Learn more about Full Boat Interest and save thousands by avoiding it with OfferMarket.


(**) In certain cases we may charge an underwriting fee and/or an admin fee. Fees for your loan with OfferMarket Capital are confirmed and updated in the My Loans section of your OfferMarket account.


How we make money


We make money on the origination fee ("points"). Points are a percentage of the loan amount. For example, if your DSCR loan amount is $200,000, our origination fee is $2,000 (1% of the loan amount).


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:


  • DSCR loans: 0.5 to 2 points, $2,000 minimum
  • Fix and Rent loans: 1 to 2 points, $2,000 minimum

Most other private lenders will charge 2 to 4 points AND add and pad other fee line items. You will 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 real estate 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. Our private lending platform is actively serving real estate investors in the following states:



OfferMarket Capital is not currently available in the following states:


  • Nevada
  • North Dakota
  • South Dakota
  • Vermont

Is OfferMarket Capital a direct lender?


OfferMarket Capital is a direct lender and a super broker. Depending on loan type and your specific transaction, we will either directly fund your loan via OfferMarket Capital LLC or we will fund through an affiliated institutional capital provider. We use technology and expert review during the processing of your loan to provide you with the most competitive terms.


What documents are required?


OfferMarket loans are asset-backed -- we will never ask you for W-2, income verification or tax returns. Some lenders call this "no doc", we call it "low doc". Complete processing action steps in minutes, directly from your OfferMarket Loan File.


🏠 Appraisal report


We order your appraisal report either via AMC (appraisal management company) or directly from appraisers in our network (based on a competitive price and availability request) once you indicate your intent to proceed with OfferMarket Capital LLC as your lender, complete our appraisal authorization in your Loan File and indicate your appraisal point of contact for property access. You are responsible for paying the appraisal fee in order for us to authorize the appraiser to complete their report.


💳 Trimerge credit report


This is a hard pull (inquiry) across Transunion, Equifax, Experian. We need to make sure there are no late payments across your credit "tradelines" (mortgages, credit cards, auto loans) in the last 24 months Learn more about tri merge credit reports.


🕵️‍♀️ Background report


We need to make sure there are no felonies, concerning misdemeanors, recent bankruptcies or foreclosures. We also need to make sure there are no liens or judgements that have not been released such as IRS or state tax liens.


🏦 Liquidity verification


Two (2) most recent bank/brokerage/retirement account statements. When you submit your loan request, it will be reviewed by a member of our team who will confirm the liquidity that we will need to verify in order to fund your loan. Liquidity verification is as simple as uploading your two most recent bank statements to make sure you have enough funds in your control. This does not need to be a business bank account, it can be your personal bank account, brokerage account and/or retirement account. You do not need to move funds from your account, we simply need to verify that the liquidity required is in one or more accounts controlled by one or more guarantors on the loan. If there is a member in your borrowing entity who is not a personal guarantor on the loan (i.e. they own less than 50%), we cannot use their personal account(s) for liquidity verification. Funds in retirement accounts count at 50% because they are in a restricted account -- so $100,000 in a Roth IRA counts as $50,000.


📄 Borrowing entity docs


LLC


  • articles of organization
  • operating agreement
  • certificate of good standing
  • IRS EIN letter
  • W-9

Corporation


  • articles of incorporation
  • bylaws
  • certificate of good standing
  • IRS EIN letter
  • W-9

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 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 ("mid score") to determine your credit score. So if Transunion is 730, Equifax is 710, 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, 660 for rental loan), we recommend:

  • continue to build your credit
  • partner with another investor you trust who has qualifying credit and serves as a guarantor (multi-member LLC)

Can I buy down my interest rate?


You can buy down your interest rate in our DSCR loan program. Buydown requests are subject to approval and pricing may change.


  • 0.25% for 1 point
  • 1% maximum buydown

For example, if you want to buy your interest rate down from 7.5% to 7.25% and your loan amount is $100,000, your cost will be $1,000 (1% of the loan amount).


Who has to personally guarantee the loan?


In most cases, anyone with 50% or more interest in the borrowing entity (LLC or Corporation) is required to serve as a personal guarantor.


Is there a seasoning period?


The OfferMarket private credit platform is designed to provide real estate investors with flexibility and the most competitive pricing. There's a good chance you're eligible for our cash out refi no seasoning option.


When is my first payment due?


We collect "prepaid interest" on the settlement statement at closing for the partial initial month that you hold our loan. Your first monthly payment is not due until the 1st day of the month after your first full month.


For example:


  • Date funded: January 24
  • 1st monthly payment: March 1

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


Loan Type Max LTV
Fix and Flip loans 90% of purchase and 100% of rehab
DSCR loans (purchase) 80%
DSCR 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 processing 1-2 business days
Draw inspection via Truepic app (self serve)
Draw fee $270
Wire fee $30
Draw amount No limit
Materials reimbursement 100% installed, 50% on-site

*Some exclusions apply. This is not a guarantee of funding. Guidelines are subject to change and this web page may not always represent current terms. Submit the loan request form for an instant loan quote which will be reviewed by an expert member of our team to ensure accurate expectations are set