Broker, not a lenderHard Money Lenders inPawtucket, Rhode Island
Fix and flip, DSCR rental and new construction financing for Pawtucket 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 Pawtucket deal right now
Prefilled with a realistic Pawtucket deal. Change any number and it reprices instantly on the lanes licensed in Rhode Island, using the same engine behind our term sheets.
Financing a deal in Pawtucket
Pawtucket sits just north of Providence on the Blackstone River, where Slater Mill started the American industrial revolution, and the city still carries that mill town fabric. Two and three family homes and triple deckers fill Fairlawn, Woodlawn, Quality Hill and the streets around downtown, while Oak Hill and Darlington on the east side have colonials, capes and bungalows. A commuter rail station shared with Central Falls connects it to Providence and Boston.
Pawtucket is a multifamily first market, and much of the investor activity is two and three family houses renovated for owner occupants or held for rent. The single family flips are mostly in Oak Hill and Darlington. Prices per square foot jumped over the past year, which tells you buyers are paying up for renovated space. The budget goes to the usual old house items, plus fire separation, egress and lead work in the multifamily.
What a Pawtucket deal looks like on paper
Pawtucket example: $290,000 purchase, $85,000 rehab, $525,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Say a 1910s Fairlawn two family with one unit vacant, old gas heat in both, a rotted rear porch and kitchens and baths from another era. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.
- Down payment (10% of purchase plus rehab)You$37,500
- Origination (2.13%)Lender$7,172
- Lender fees (flat)Lender$2,790
- Broker fee (1%)Broker$3,375
- Title and closing (estimate at Texas rates)Title$4,003
- Prepaid interest (15 days)Lender$1,386
- Property insuranceInsurer$3,563
- AppraisalAppraiser$550
Interest while you rehab: $2,102 a month on the $252,500 funded at closing, $2,810 once every draw is out. Proof of funds is cash to close plus $21,250 of rehab reserve and $16,858 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 Pawtucket
| Program | Down payment | Min credit | Experience | Rate | Origination | Max loan | Term | Close |
|---|---|---|---|---|---|---|---|---|
| Experienced Investor Rate1 | 15% | 680+ | 2+ completed flips | 9.00% | 0.75% | 75% of ARV | 12-24 months | 7-14 days |
| First Flip, 10% Down2 | 10% | 660+ | First flip OK | 9.99% | 2% | 75% of ARV | 12 months | 21-30 days |
| 7.5% Down, 3+ Flips3 | 7.5% | 660+ | 3+ completed flips | 9.99% | 1.5% | 75% of ARV | 12 months | 21-30 days |
| 5% Down, 3+ Flips4 | 5% | 600+ | 3+ completed flips | 12.00% | 2% | 75% of ARV | 12 months | 7-14 days |
| 5% Down, 5+ Flips5 | 5% | 660+ | 5+ completed flips | 9.99% to 10.99% | 2% | 75% of ARV | 9-24 months | 10-14 days |
| 100% Financing, 2+ Flips6 | 0% (100% financing) | 620+ | 2+ completed flips | 9.50% to 12.00% | 2.5% | 70% of ARV | 9 months | 7-14 days |
- Rate and origination are the program floor; two completed projects in the last 36 months preferred.
- 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 Pawtucket prices sit right now
Before we price a Pawtucket 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 Pawtucket median sale price at $460,000 over the three months through September 2026, up 6.9% from a year earlier, with the median price per square foot up 19.9%. Homes sold in about 25 days with around three offers each, and there were 183 sales in September.
| Median sale price, Pawtucket (Redfin, 3 months to Sep 2026) | $460,000 |
| Days on market, Pawtucket (Redfin) | 25 |
| Average offers per home (Redfin) | 3 |
| Homes sold in September 2026 (Redfin) | 183 |
| Share of properties at severe 30-year flood risk (First Street via Redfin) | 3% |
Sources: Redfin, Pawtucket RI housing market
How a Pawtucket file actually gets priced
Pawtucket appraisals depend on unit count and side of the city. The east side singles price above the west side multifamily neighborhoods, and Providence sales over the line are a different market. We comp singles against singles in the same area and multifamily against renovated buildings with the same unit count, with rent support per unit. Small neighborhoods like Quality Hill have few sales, so the value leans on nearby blocks.
Redfin’s First Street data puts about 3% of Pawtucket properties at severe 30 year flood risk, mainly near the Blackstone and Ten Mile rivers. The bigger issue is age: most homes predate 1978, and Rhode Island requires a lead certificate on most older rental units, so multifamily rehabs need lead work in the budget. Multifamily conversions and unit additions need city zoning and building approval before the work, not after.
Who buys your finished Pawtucket deal
The finished Pawtucket two or three family sells to owner occupants, often first time buyers using the rent to qualify, and to investors who see Providence rents at a lower price. Single family homes on the east side sell to local families and Providence workers. Holding a renovated multifamily on a DSCR loan is a strong exit here, and we price it next to the sale.
Your whole loan, in one portal
Apply once and the whole Pawtucket 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 Pawtucket
Fix & Flip
Purchase plus 100% of rehab, released in draws. The core product in Pawtucket.
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 Pawtucket
We broker deals across the whole Pawtucket 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 Rhode Island, 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
Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.
Pawtucket hard money FAQ
Do you lend hard money in Pawtucket?
Which fix and flip programs apply in Pawtucket?
How fast can a Pawtucket hard money loan close?
How much do I need to bring to close on a Pawtucket flip?
Do you fund the rehab budget in Pawtucket?
What credit score do I need for a Pawtucket fix and flip loan?
Can I refinance a Pawtucket flip into a rental loan?
Can I finance a first flip in Pawtucket?
Is a Pawtucket multifamily better as a flip or a rental?
Before you sign anything
Ready to fund your Pawtucket deal?
Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.