Hard Money Lenders in Broken Arrow, OK | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inBroken Arrow, Oklahoma

Fix and flip, DSCR rental and new construction financing for Broken Arrow investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Broken Arrow deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
5-14
Days to fund, typical
100%
Of rehab funded, released in draws
8.99%
Rates from, in Oklahoma
Run the numbers

Price a Broken Arrow deal right now

Prefilled with a realistic Broken Arrow deal. Change any number and it reprices instantly on the lanes licensed in Oklahoma, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Broken Arrow

Broken Arrow is Tulsa’s big suburb to the southeast, and it’s a suburb first. The housing is mostly brick ranches and two stories built from the 1970s through the 2000s, plus newer tracts on the south and east edges. Flips here are usually cosmetic to mid-level updates on 1970s and 1980s homes in established subdivisions around the old downtown, now branded the Rose District.

Broken Arrow straddles two counties and two main school systems, and buyers notice both. Most of the city is in Tulsa County, while the east side crosses into Wagoner County, where tax rates and the assessor differ. Broken Arrow Public Schools serves the bulk of the city, but parts of the west side fall in Union. We confirm the county and district on every address because they change the comp set.

A real term sheet

What a Broken Arrow deal looks like on paper

Broken Arrow example: $185,000 purchase, $45,000 rehab, $305,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Imagine a 1970s brick ranch a few blocks from the Rose District in 74012 with a two car garage, original cabinets, popcorn ceilings and a roof near the end of its life. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$202,250
Cash to close$40,621
Proof of funds to show$63,718
Where the $40,621 goes
  • Down payment (15% of the purchase)You$27,750
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,023
  • Title and closing (estimate at Texas rates)Title$3,335
  • Prepaid interest (15 days)Lender$789
  • Property insuranceInsurer$2,185
  • AppraisalAppraiser$550

Interest while you rehab: $1,244 a month on the $157,250 funded at closing, $1,599 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $9,597 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Broken Arrow

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15%700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 3+ Flips35%600+3+ completed flips12.00%2%75% of ARV12 months7-14 days
5% Down, 5+ Flips45%660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% at 2 to 2.25 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% at 1.5 to 1.75 points by credit; buy down to 8.99%. Loans under $150,000 add 0.5% to the rate and half a point, under $100,000 1.5% and a point. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate from 12%, set per file. Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% and 2 to 3 points, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on every program and the broker fee is 1% with a $2,000 minimum. These are the numbers the instant term sheet uses as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

What we check first

Where Broken Arrow prices sit right now

Before we price a Broken Arrow flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Broken Arrow median sale price at $305K for the three months ending September 2026, up 5.1% on a year earlier, with homes selling in around 29 days. Zillow’s average Broken Arrow home value is $287,424, up 2.1% (updated 9/30/2026). In 74012, Redfin’s median is $285K, up 3.1%, with homes selling in about 25 days.

Median sale price (Redfin)$305K
Days on market (Redfin)29
Typical home value (Zillow)$287,424
74012 median sale (Redfin)$285K

Sources: Redfin, Broken Arrow housing market · Zillow, Broken Arrow home values · Redfin, 74012 housing market

Underwriting

How a Broken Arrow file actually gets priced

Comps here are tight because subdivisions are uniform. We pick sales from the same subdivision or the one next door, matched on garage, bedrooms and lot size, and we look at how fast they went pending. Values have risen this year, but the renovated ceiling in an older 74012 subdivision is set by what newer homes south of the Creek Turnpike sell for. Price above that and the buyer will pick the new build.

Hail is the most common claim, so plan on a roof in most scopes and check what the buyer’s insurer will want. Newer subdivisions come with HOA covenants on fences, exterior colors and parking, so read them before you design the exterior. Some lots along Haikey Creek and the drainage channels sit in mapped flood zones. Pulling permits through the city is straightforward, and inspectors check the work.

The exit

Who buys your finished Broken Arrow deal

Buyers are mostly families who work in Tulsa and want the schools and the commute on the Broken Arrow Expressway or the Creek Turnpike. Northeastern State University’s Broken Arrow campus adds staff and grad students to the pool. Below the price of a new build nearby, a finished ranch moves quickly. Rents here support a DSCR refinance on many in-town addresses, too.

After you apply

Your whole loan, in one portal

Apply once and the whole Broken Arrow loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Broken Arrow

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Broken Arrow.

15% down from 8.99% at 700+ credit · 10% down from 9.99% at 660+ credit

DSCR Rental

Qualifies on the property’s rent, not your W-2. The usual exit when a flip becomes a hold, and the long-term financing on a BRRRR.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Broken Arrow

We broker deals across the whole Broken Arrow market. These are the submarkets investors ask us about most:

Rose District and the original town (74012)Subdivisions off Kenosha Street (74012)South Broken Arrow toward the Creek Turnpike (74011)East side in Wagoner County (74014)West edge near Union schools (74012)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Oklahoma, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

Close

5-14 days to fund. We stay on title and the lender through funding.

Questions

Broken Arrow hard money FAQ

Do you lend hard money in Broken Arrow?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Broken Arrow scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Oklahoma, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Broken Arrow?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 3+ Flips (5% down, from 12.00%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Broken Arrow hard money loan close?
Most Broken Arrow fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Broken Arrow flip?
The worked example on this page is a $185,000 Broken Arrow purchase with a $45,000 rehab and a $305,000 after repair value at 730 credit, first flip: $27,750 down (15% of the purchase) and $40,621 total cash to close, with $63,718 of proof of funds to show the lender. The lowest down payment for a first flip in Broken Arrow is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Broken Arrow?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Broken Arrow fix and flip loan?
The lowest credit floor among the Broken Arrow programs is 600, on 5% down with 3+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Broken Arrow flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Broken Arrow flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Does it matter whether a Broken Arrow house is in Tulsa County or Wagoner County?
Yes. The county sets the property tax rate and runs the assessment, and the courthouse records and abstract company you use differ too. Buyers compare monthly payments, so a tax difference shows up in what they’ll pay. Check the county before you set a resale price.
How far can I push the resale price on a Broken Arrow flip?
Only as far as newer homes nearby allow. South and east of the older core, builders sell new homes with warranties, and a buyer will compare. Keep your finished price below those, show off the larger lot and the established trees, and the house competes.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.
Send Micah your Broken Arrow deal →
Keep reading

Before you sign anything

Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
Hard money in Tulsa →Hard money in Oklahoma City →Hard money in Edmond →All Oklahoma coverage →

Ready to fund your Broken Arrow deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter