Last updated: December 17, 2025
| Loan Type | Rate | Points | Term |
|---|---|---|---|
DSCR ("Rental") |
5.75% - 7.5% | 0.5 - 2 | 30 year |
Fix and Flip ("Bridge", "Hard Money", "Fix and Rent", "RTL", "Ground Up Construction") |
10.25% - 12% | 1 - 2 | 6 - 18 months |
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 loan review specialist who will guide you through our loan programs and simple online processing.
| 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 | Simple, online | Tedious, manual |
Access the most competitive and reliable DSCR, Fix and Flip 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.
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.
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 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, Duplex, Triplex, Quadplex, Townhome, Warrantable condo, 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 | 80% LTV (+5% boost) |
| Seasoning | No seasoning or 90 day seasoning |
| Minimum Guarantor FICO | 660 |
| Borrowing Entity | LLC (preferred), Corporation, Revocable Trust, LP, Personal name |
| Recourse | Full recourse, personal guarantee |
| Minimum DSCR | 1.0 |
| Underwriting DSCR | Lower of actual rent and market rent |
| Vacant Units DSCR | 100% of market rent in appraisal report |
| Guidelines: | Blanket Portfolio DSCR Loans |
|---|---|
| Interest Rates | get instant quote |
| Origination Fees | 0.5 to 2 points (% of loan amount) |
| Property Types | Single family, Duplex, Triplex, Quadplex, Townhome, Warrantable condo |
| Minimum Loan Amount, portfolio | $100,000 |
| Minimum Loan Amount, per property | $50,000 |
| Minimum As Is Value, per property | $66,667 (purchase), $71,500 (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 | 1.0 |
| Minimum Guarantor FICO | 660 |
| Ownership | LLC, Corporation, Revocable Trust, LP |
| Recourse | Full recourse (personal guarantee) |
| Minimum lease occupancy | 90% of total units |
| Prepayment penalty | 5-4-3-2-1, 4-3-2-1, 3-2-1, 2-1, 1-0 or 0-0 (No PPP) |
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 - $2,000,000 |
| Maximum LTARV | 75% |
| Maximum Loan To Purchase Price | 90% |
| Maximum Loan To Rehab Budget | 100% |
| Term Length | up to 18 months, no prepayment penalty |
| Minimum Guarantor FICO | 680 |
| Ownership | LLC or Corporation |
| Recourse | Full recourse (personal guarantee from 51% of entity ownership) |
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.
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 |
|
| Appraisal | Market Price |
| Title Fees | Market Price |
| Owner's Title Insurance | Optional depending on state (market) |
| Lender's Title Insurance | Required (market) |
| Flood Certificate | market |
| Appraisal Review | $90 to $165 per property |
| Servicing Set Up | $30 | Draw Fee (if applicable) | $270 | Wire Fee (if applicable) | $30 |
On your settlement statement, you will typically only see the following line items:
| 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 |
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% |
| Loan Servicing Fee | $0 |
| Points out | 0% |
| Full Boat ("Dutch") Interest | If the total amount is greater than $100,000, we don't charge interest on rehab funds that are not yet disbursed. |
We quote the exact lowest interest rate offered by the institutional capital providers that fund or purchase loans originated 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 are confirmed proactively and fully transparently and updated in the Loan Terms section of your Loan File.
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 fee structure and the best value.
| Loan program | Origination fee |
|---|---|
| DSCR | 0.5 to 1 point, $1,500 minimum |
| Fix and Flip | 1 to 2 points, $2,000 minimum |
| Fix and Rent | 1 to 2 points, $2,000 minimum |
| Hard Money | 1 to 2 points, $2,000 minimum |
| Bridge | 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. It is likely you will save thousands of dollars when you work with OfferMarket.
Most other private lenders will engage in rounds of fee line item negotiations. With OfferMarket, 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.
OfferMarket 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:
(*) 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.
OfferMarket 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 on every loan request.
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 in your Loan File.
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.
This is a soft pull across Transunion, Equifax, Experian. Learn more about tri merge credit reports.
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.
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.
We only use soft trimerge credit report. This is a soft inquiry across Transunion, Equifax and Experian.
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.
If your credit score is below our minimum (660 for bridge loan, 660 for rental loan), we recommend:
You can buy down your interest rate in our DSCR loan program at a rate of 0.25% reduction in interest per 1% of the loan amount.
For example, if you have a 7% interest rate on a $100,000 loan, you can buy it down as follows:
| Buydown | Interest rate | Buydown fee |
|---|---|---|
| 0% | 7% | $0 (0 points) |
| -0.25% | 6.75% | $1,000 (1 points) |
| -0.5% | 6.5% | $2,000 (2 points) |
| -0.75% | 6.25% | $3,000 (3 points) |
| -1% | 6% | $4,000 (4 points) |
We require 25% of the borrowing entity's ownership to personally guarantee the loan.
OfferMarket specializes in no seasoning and low seasoning options for DSCR loans. In most scenarios we can offer terms with no seasoning requirement or 90 day seasoning requirement. Learn more about our cash out refi no seasoning options.
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:
Some institutional investors on our platform require 3 months payment reserve. In this scenario, we will collect prepaid interest and your first 3 months of mortgage payments on the settlement statement and you will not make your first monthly payment until after 3 full months.
For example:
LTV is determined based on scenario and credit score plays an important role. To confirm your LTV, submit an instant loan quote.
| Loan Type | Max LTV |
|---|---|
| Fix and Flip | 90% of purchase and 100% of rehab |
| DSCR (purchase, rate and term refi) | 80% |
| DSCR (cash out refi) | 75% |
| Ground up construction | 65% of land purchase and 100% of construction |
| Slow Flip | 100% of purchase |
We know how important speed is in today's competitive market. We can fund DSCR, hard money (fix and flip, bridge) and Slow Flip loans in as little as *10 days** provided there are no delays with the appraisal, title work and borrower action items. Our target timeline for all loans is 25 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.
Please refer to our draw processing guidelines for a step-by-step overview.
| Guidelines: | Draw Request |
|---|---|
| Draw processing | Same day to 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 |
| Receipts and invoices | Not required except for soft costs (plans, permits) |
DISCLAIMER: 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.