Last updated: November 14, 2023

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

Today's terms

Loan Type	Rate	Points	Term
DSCR ("Rental")	7.75% - 8.75%	0.5 - 2	30 year
Fix & Flip ("Bridge", "Hard Money", "RTL")	11% - 12%	1 - 2	6 - 18 months
Ground Up Construction	12%	2 - 3	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 single family and multifamily fix and flip loans and DSCR 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.

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 and investing experience. Use our 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	$65,000 - $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	660
Ownership	LLC (preferred), Corp, Personal (requires exception)
Recourse	Full recourse
Minimum DSCR	1.1
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	get instant quote
Origination Fees	0.5 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)	1.1
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 DSCR Loans

Guidelines:	Multifamily Term Loans
Interest Rates	[get instant quote](https://www.offermarket.us/loans)
Origination Fees	1 to 2 points (% of loan amount)
Property Types	5 to 20 unit residential, eligible mixed use
Loan Amounts	$150,000 - $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	70% LTV
Maximum LTV for cash out refinance	65% LTV
Minimum Guarantor FICO	680
Ownership	LLC (preferred), Corporation
Recourse	Full recourse or non-recourse with [bad boy carveouts](https://www.offermarket.us/real-estate-glossary/bad-boy-carve-outs) and [pledge of shares](https://www.offermarket.us/real-estate-glossary/pledge-of-shares)
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)

Fix and Flip Loans

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 100% 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 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:	Single Family Bridge Loans
Interest Rates	get instant quote
Origination Fees	1 to 2 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	up to 100% of purchase and 100% of rehab
Term Length	up to 18 months
Minimum Guarantor FICO	575
Ownership	LLC or Corporation
Recourse	Full recourse

Multifamily Bridge Loan

Guidelines:	Multifamily Bridge Loan
Interest Rates	get instant quote
Origination Fees	1 to 2 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

Ground Up Construction

Guidelines:	Ground Up Construction
Interest Rates	[get instant quote](https://www.offermarket.us/loans)
Origination Fees	2 to 3 points (% of loan amount)
Property Types	Single family (1 - 4 units)
Loan Amounts	$50,000 - $2,000,000
Maximum LTARV	70%
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

Status: this program is currently ON HOLD due to volatility in the debt capital markets.

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)

The Most Transparent Private Lender

From the moment you get your instant quote, you have full transparency into your loan terms. No more 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 (cost)
Lender's Title Insurance	Required (cost)
Flood Certificate	$25 per property
Appraisal Review (i.e. [ClearCapital CDA](https://www.offermarket.us/real-estate-glossary/collateral-desktop-analysis))	$90 to $129 per property
Servicing Set Up	$30
Draw Fees (construction loans)	$199 to $280

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 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 (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
• Bridge loans: 1 to 2 points
• Ground up construction: 2 to 3 points

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:

• Arizona
• Alabama
• Arkansas
• California
• Colorado
• Connecticut
• Delaware
• DC
• Florida
• Georgia
• Hawaii
• Idaho
• Illinois
• Indiana
• Iowa
• Kansas
• Kentucky
• Louisiana
• Maine
• Maryland
• Massachusetts
• Michigan
• Mississippi
• Missouri
• Minnesota
• 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:

• Nevada
• North Dakota
• South Dakota
• Vermont

Is OfferMarket Capital a direct lender?

OfferMarket Capital is a direct lender. We are backed by institutional capital providers who buy our loans.

What documents are required?

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

💳 credit report
🕵️‍♀️ background check
🏦 bank statements (2 months, can be personal account instead of your business bank account)
🏠 appraisal
📄 borrowing entity docs

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 (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 and pricing may change.

• 0.2% for 1 point
• 1% maximum buydown

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. The exception is our DSCR rental portfolio loan which has a non-recourse option (no personal guarantee).

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.

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 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.