Hard Money Lenders in Honolulu, HI | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inHonolulu, Hawaii

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

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Honolulu deal right now

Prefilled with a realistic Honolulu deal. Change any number and it reprices on the programs that lend in Hawaii, 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 Honolulu

Honolulu is a non-standard market for most national lenders, and we would rather say that up front. Many programs that lend coast to coast leave Hawaii out, and the ones that stay look hard at the property, the tenure and the borrower. It's also a market of two halves: the median sale price across the city is pulled down by condos, while a single-family house on Oahu sells for well over a million. Flips here are almost always single-family homes, and they carry big balances.

The Honolulu flip is decided by the paperwork on the land and what's eating the wood. Check first whether the house is fee simple or leasehold, because a leasehold house with a short lease left is a very different asset and many lenders won't touch it. Then check for termites. Formosan subterranean termites are everywhere on Oahu, and many older homes are single-wall construction with no framing inside the walls, so the damage can be structural and the fix can be a partial rebuild. Budget both before you negotiate.

What a Honolulu deal looks like on paper

Honolulu example: $850,000 purchase, $130,000 rehab, $1,350,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1950s single-wall Kalihi Valley house, fee simple: termite repair, new electrical, a kitchen and baths, and a sewer lateral check before listing. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$852,500
Cash to close$159,740
Proof of funds to show$226,191
Where the $159,740 goes
  • Down payment (15% of the purchase)You$127,500
  • Origination (0.5%)Lender$4,263
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$6,763
  • Title and closing (estimate at Texas rates)Title$6,547
  • Prepaid interest (15 days)Lender$2,818
  • Property insuranceInsurer$9,310
  • AppraisalAppraiser$550

Interest while you rehab: $5,714 a month on the $722,500 funded at closing, $6,742 once every draw is out. Proof of funds is cash to close plus $26,000 of rehab reserve and $40,451 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 Honolulu

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
  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 Honolulu prices sit right now

Before we price a Honolulu 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 Honolulu median sale price at $615,000 for the three months ending August 2026, a figure pulled down by condos. The Honolulu Board of Realtors reports an Oahu single-family median of $1,240,000 for August 2026, up 12.2% from a year earlier, with single-family homes spending a median of 17 days on the market; the Oahu condo median was $510,000.

Median sale price, Honolulu, all home types (Redfin, 3 months to Aug 2026)$615,000
Oahu single-family median sales price (HBR, Aug 2026)$1,240,000
Oahu condo median sales price (HBR, Aug 2026)$510,000
Oahu single-family median days on market (HBR, Aug 2026)17

Sources: Redfin, Honolulu housing market, Honolulu Board of Realtors, August 2026 market report

How a Honolulu file actually gets priced

Honolulu ARVs are set within tight valleys and ridges. Kaimuki, Palolo and Kalihi sit close together on a map and far apart in price, and ocean or mountain views move value more than square footage. We use recent single-family closings from the same area and the same construction type, and we keep condos out of a house file entirely. Leasehold sales are comped against leasehold, and a single-wall house is compared with single-wall houses, not with a remodeled post-and-beam home down the street.

Permits are the local risk that surprises everyone. The Department of Planning and Permitting has had long backlogs, so anything beyond cosmetic work can add months, and unpermitted additions are common in older Oahu houses. Cesspools are another line: state law requires them to be upgraded or converted over the coming decades, and a buyer may ask. Check flood and tsunami zone maps near the coast, and watch the short-term rental rules, since the city now requires much longer minimum stays outside resort areas.

Who buys your finished Honolulu deal

A finished Honolulu house sells to local families, military households from Pearl Harbor-Hickam and Schofield on VA loans, and buyers moving from the mainland. Single-family homes still move quickly on Oahu, and a lot of buyers want a separate ohana unit for extended family, which can add real value when it is permitted. Condos compete at lower prices but carry their own risks with association insurance and assessments. Renting is a fallback, but at these prices a DSCR loan needs strong rent to cover the payment.

What happens after you apply

Apply once and the whole Honolulu 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 Honolulu

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 Hawaii →

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 Hawaii →

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 Hawaii →

Where we lend in Honolulu

We broker deals across the whole Honolulu market. The submarkets investors ask us about most are Kalihi and Kalihi Valley (96817 / 96819), Kaimuki and Palolo (96816), Manoa and Makiki (96822), Aiea and Pearl City (96701 / 96782), Waipahu (96797), Ewa Beach (96706) and Kaneohe and Kailua (96744 / 96734).

How long does a Honolulu 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 Hawaii, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund. We stay on title and the lender through funding.

Honolulu hard money FAQ

Do you lend hard money in Honolulu?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Honolulu 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 Hawaii, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Honolulu?
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). 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 Honolulu hard money loan close?
Most Honolulu 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 Honolulu flip?
The worked example on this page is a $850,000 Honolulu purchase with a $130,000 rehab and a $1,350,000 after repair value at 700 credit, first flip: $127,500 down (15% of the purchase) and $159,740 total cash to close, with $226,191 of proof of funds to show the lender. The lowest down payment for a first flip in Honolulu 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 Honolulu?
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 Honolulu fix and flip loan?
The lowest credit floor among the Honolulu programs is 620, on 100% financing (under 70% of ARV) with 2+ 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 Honolulu flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Honolulu 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.
Why do so many lenders avoid Hawaii?
Distance, high balances, leasehold land, long permit timelines and appraisal logistics all make Hawaii non-standard, so a lot of national programs simply leave it out. We price the programs that do lend here, shown in the table on this page, and the worked example is a first flip on one of them with strong credit. The loan sizes mean we match the file to a lender comfortable with the balance first.
Will a lender finance a leasehold house in Honolulu?
Sometimes, but it depends on how many years are left on the lease and the lease terms, and many lenders will only lend on fee simple. Tell us the tenure before you make an offer. If it's leasehold, send the lease details and we'll tell you whether it can be financed before you spend money on inspections.
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

More Hawaii city guides: Hilo, Kahului, Kailua-Kona and Pearl City. Or see everything we fund in Hawaii.

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