Hard Money Lenders in Dayton, OH | Fix & Flip | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inDayton, Ohio

Fix and flip, DSCR rental and new construction financing for Dayton 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 Dayton deal

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Dayton deal right now

Prefilled with a realistic Dayton deal. Change any number and it reprices on the programs that lend in Ohio, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Dayton

Dayton is a low entry price market with a big stable employer anchoring it: Wright-Patterson Air Force Base, plus the Premier and Kettering hospital systems. That combination makes a modest flip here fairly straightforward to underwrite. The action is on the east and southeast side, Belmont, Linden Heights, Walnut Hills and Patterson Park, where small brick and frame houses from the 1920s through the 1950s sell to working buyers who want something finished.

The Dayton deal is decided by how cheaply you can buy compared to how little the resale ceiling moves. Houses here are inexpensive, prices rose about ten percent citywide over the past year, and the southeast neighborhoods sell fast. But the ceiling is real: a finished two or three bedroom in Belmont has a top price, and no amount of quartz changes it. The flips that work keep the scope tight, fix the systems a buyer’s inspector will flag, and are listed at a number that sells in a few weeks.

What a Dayton deal looks like on paper

Dayton example: $95,000 purchase, $40,000 rehab, $190,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1950s ranch in Belmont, 45420, with original bath and kitchen, an old furnace and a garage roof that needs replacing. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$120,750
Cash to close$25,320
Proof of funds to show$43,050
Where the $25,320 goes
  • Down payment (15% of the purchase)You$14,250
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$2,933
  • Prepaid interest (15 days)Lender$315
  • Property insuranceInsurer$1,283
  • AppraisalAppraiser$550

Interest while you rehab: $639 a month on the $80,750 funded at closing, $955 once every draw is out. Proof of funds is cash to close plus $12,000 of rehab reserve and $5,730 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Dayton

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. 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 is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Dayton prices sit right now

Before we price a Dayton 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 Dayton median sale price at $153,000 for the three months ending August 2026, up 10.4% from a year earlier, with homes selling in about 37 days. Zillow’s home value index for the city is $140,625, up 1.1%. In 45420, Belmont and Patterson Park where our example sits, Redfin’s median is $183,000 and homes sell in about 22 days.

Median sale price, Dayton (Redfin, 3 months to Aug 2026)$153,000
Days on market, Dayton (Redfin)37
Zillow home value index, Dayton (Aug 2026)$140,625
Median sale price, 45420 (Redfin)$183,000
Days on market, 45420 (Redfin)22

Sources: Redfin, Dayton housing market, Zillow, Dayton home values, Redfin, 45420 housing market

How a Dayton file actually gets priced

Montgomery County appraisals in Dayton are about matching size and condition closely, because the price range is narrow and a few thousand dollars of difference matters. We use closed sales within the same neighborhood from the last 90 days, and we pay attention to the city line. Kettering and Oakwood are separate cities with higher prices, and a comp from across that line won’t carry a Dayton address. A garage, central air and a second bath are the features that separate the top comps from the rest here.

Dayton sits behind the levee system the Miami Conservancy District built after the 1913 flood, which protects most of the city, but check the flood map anyway on low addresses near the river and Wolf Creek. The 2019 Memorial Day tornadoes tore through Old North Dayton and the northwest side, and roofs and insurance there still get a close look. Older houses bring the usual Ohio list: basements that seep, galvanized plumbing, outdated panels and lead paint. Vacant and neglected houses on the west side can come with code orders attached, so search the address before you commit.

Who buys your finished Dayton deal

The finished Dayton flip sells to first-time buyers, often FHA, a lot of them civilian or contractor staff at Wright-Patt and hospital workers. They want a move-in ready house with a garage in a safe block, at a monthly payment that beats rent. The rental exit is strong too, since purchase prices are low relative to rents, so a DSCR refinance is worth running next to the sale on anything in Old North Dayton or Five Oaks.

What happens after you apply

Apply once and the whole Dayton 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.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Dayton

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Ohio →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Ohio →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Ohio →

Where we lend in Dayton

We broker deals across the whole Dayton market. The submarkets investors ask us about most are Belmont (45420), Linden Heights and Walnut Hills (45410 / 45420), Patterson Park (45420), South Park (45410), Old North Dayton (45404), Five Oaks and Dayton View (45406) and Forest Ridge (45405).

How long does a Dayton loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Ohio, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Dayton hard money FAQ

Do you lend hard money in Dayton?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Dayton 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 Ohio, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Dayton?
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, 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); Fastest Close (3 days) (10% down, from 11.99%). 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 Dayton hard money loan close?
As little as 72 hours. Most Dayton fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. 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 Dayton flip?
The worked example on this page is a $95,000 Dayton purchase with a $40,000 rehab and a $190,000 after repair value at 700 credit, first flip: $14,250 down (15% of the purchase) and $25,320 total cash to close, with $43,050 of proof of funds to show the lender. The lowest down payment for a first flip in Dayton 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 Dayton?
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 Dayton fix and flip loan?
One Dayton program has no credit floor at all, it is priced on speed rather than credit. 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 Dayton flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Dayton 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.
Is Dayton a good city for a first flip?
It can be, because entry prices are low and the southeast neighborhoods sell steadily. In Ohio a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). This page’s example is the 15% down one. Keep the first one simple: a solid house on a good block, systems and cosmetics, no additions.
Does it matter if the house is in Dayton or Kettering?
Yes, a lot. Kettering, Oakwood and Riverside are separate cities with their own permits, schools and price levels, and appraisers keep comps inside those lines. A Dayton address near the Kettering border is still priced against Dayton sales. Check the city on the county records before you use a neighbor’s sale as your ARV.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 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.

What to read before you sign a term sheet

Hard money near Dayton: Columbus and Cincinnati. More Ohio city guides: Akron, Cleveland and Toledo. Or see everything we fund in Ohio.

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