Broker, not a lenderHard 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.
Prefer to talk it through? Call or text Micah at (281) 636-5682.
What you get working with us
Price a Dayton deal right now
Prefilled with a realistic Dayton deal. Change any number and it reprices instantly on the lanes licensed in Ohio, using the same engine behind our term sheets.
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 it one of the easier Ohio cities to underwrite a modest flip in. 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, 730 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.
- Down payment (15%)You$14,250
- Origination (0.5%)Lender$2,000
- Doc prepLender$749
- Broker fee (1%)Broker$2,000
- Title and closingTitle$2,933
- Prepaid interest (15 days)Lender$471
- 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.
What we can fund in Dayton
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Best Rate | 15% | 700+ | First flip OK | 8.99% to 9.49% | 0.5% | 75% of ARV | 12 months | 14 days |
| 5% Down, 3+ Flips1 | 5% | 600+ | 3+ completed flips | 11.00% to 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips2 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| Fastest Close (3 days) | 10% | No minimum | First flip OK | 11.99% | 2% | 75% of ARV | 6 months | 72 hours |
- Origination steps down with experience: 1.5% at 5+ deals, 1% at 8+.
- Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
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 September 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.
What the Dayton comps say
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.
Your whole loan, in one portal
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.
What we fund in Dayton
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Dayton.
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.
New Construction
Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.
Where we lend in Dayton
We broker deals across the whole Dayton market. These are the submarkets investors ask us about most:
From deal to funded
Send the deal
Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.
We shop it
Your scenario goes to the lenders in our network that actually fit it and are licensed in Ohio, not all 400 at once.
Real terms back
Rate, origination, leverage and cash to close side by side, so you can compare on total cost.
Close
7 to 10 days typical. We stay on title and the lender through funding.
Dayton hard money FAQ
Do you lend hard money in Dayton?
Which fix and flip programs apply in Dayton?
How fast can a Dayton hard money loan close?
How much do I need to bring to close on a Dayton flip?
Do you fund the rehab budget in Dayton?
What credit score do I need for a Dayton fix and flip loan?
Can I refinance a Dayton flip into a rental loan?
Is Dayton a good city for a first flip?
Does it matter if the house is in Dayton or Kettering?
Before you sign anything
Ready to fund your Dayton deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.