Broker, not a lenderHard Money Lenders inKent, Washington
Fix and flip, DSCR rental and new construction financing for Kent 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 Kent deal right now
Prefilled with a realistic Kent deal. Change any number and it reprices instantly on the lanes licensed in Washington, using the same engine behind our term sheets.
Financing a deal in Kent
Kent is South King County’s working town: the Green River valley floor is one of the biggest warehouse and manufacturing districts in the Northwest, with aerospace and space companies alongside the distribution centers, and the hills on either side hold the houses. It’s where a lot of Seattle and Eastside workers land when the north end is out of reach. The flip stock is 1960s to 1980s split entries, ramblers and tri-levels on East Hill, West Hill and around Panther Lake.
The Kent deal is a hill or valley decision. East Hill and Scenic Hill sit on high ground with views and steady family demand, while the valley floor is mostly industrial with older housing near downtown that carries flood and soil questions. Most investors stay on the hills. The other decider is the split entry itself: buyers want an open main floor and a lower level that feels like real living space, so the scope often means moving a wall and fixing the stairs, not just paint.
What a Kent deal looks like on paper
Kent example: $470,000 purchase, $80,000 rehab, $730,000 after repair value, 730 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Picture a 1970s East Hill split entry in 98030: new roof and gutters, a heat pump, LVP throughout, a kitchen, both baths and a deck rebuilt to code. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (15% of the purchase)You$70,500
- Origination (0.5%)Lender$2,398
- Lender fees (flat)Lender$1,989
- Broker fee (1%)Broker$4,795
- Title and closing (estimate at Texas rates)Title$4,705
- Prepaid interest (15 days)Lender$1,870
- Property insuranceInsurer$5,225
- AppraisalAppraiser$550
Interest while you rehab: $3,159 a month on the $399,500 funded at closing, $3,792 once every draw is out. Proof of funds is cash to close plus $20,000 of rehab reserve and $22,752 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 Kent
| 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% | 70% of ARV | 12 months | 5-14 days |
| First Flip, 10% Down1 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips2 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips3 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips4 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips5 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- 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.
- 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.
- Rate from 12%, set per file. 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.
- 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.
Where Kent prices sit right now
Before we price a Kent 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 Kent median sale price at $650,000 for the three months ending September 2026, up 5.6% from a year earlier, with homes selling after 22 days on the market on average.
| Median sale price, Kent (Redfin, 3 months to Sep 2026) | $650,000 |
| Change from a year earlier (Redfin) | +5.6% |
| Average days on market, Kent (Redfin) | 22 |
Sources: Redfin, Kent WA housing market
How a Kent file actually gets priced
We comp Kent by hill and by era. East Hill sales do not describe West Hill, and a 1970s split entry is not compared with a 2010s subdivision house off Kent-Kangley. Recent closings are plentiful, so we lean on the last few months. Appraisers here check for unpermitted lower-level bedrooms and enclosed carports, and a split entry with a half-finished basement gets valued like one. Tell us the legal bedroom count up front.
The Green River valley is protected by levees and the upstream Howard Hanson Dam, but parts of the floor still map as floodplain, and the soils there are prone to liquefaction in a strong quake. On the hills, watch for slope drainage and retaining walls. Many of the split entries have original aluminum wiring or older electric panels that insurers flag. Permits go through the City of Kent, and Sound Transit construction has reshaped streets near the light rail stations.
Who buys your finished Kent deal
The finished Kent house sells to families priced out of Seattle and the Eastside, warehouse and aerospace workers, and a good share of FHA and VA buyers. They want three bedrooms, two baths, parking and a yard, and they pay for a house that needs nothing. The light rail station at Kent Des Moines and the commuter rail downtown help listings close to transit. Rents are solid, so a DSCR refinance is a realistic backup on East Hill.
Your whole loan, in one portal
Apply once and the whole Kent 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 Kent
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Kent.
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 Kent
We broker deals across the whole Kent 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 Washington, 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
5-14 days to fund. We stay on title and the lender through funding.
Kent hard money FAQ
Do you lend hard money in Kent?
Which fix and flip programs apply in Kent?
How fast can a Kent hard money loan close?
How much do I need to bring to close on a Kent flip?
Do you fund the rehab budget in Kent?
What credit score do I need for a Kent fix and flip loan?
Can I refinance a Kent flip into a rental loan?
Is Kent a good place for a first flip in the Seattle area?
Should I worry about flooding in Kent?
Before you sign anything
Ready to fund your Kent deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.