Hard Money Lenders in Rochester, NY | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inRochester, New York

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

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

Reviewed by Micah Foster, Founder & CEO, September 2026

Price a Rochester deal right now

Prefilled with a realistic Rochester deal. Change any number and it reprices on the programs that lend in New York, 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 Rochester

Rochester is a tight, fast market right now, which surprises investors who remember it as the city Kodak left. Redfin scores it most competitive: houses draw several offers and go under contract in about ten days. The stock is early 1900s colonials, foursquares and two-families on tree-lined grids like the 19th Ward and Maplewood. Before anything else, the financing: In New York a first flip can be priced at 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV.

The Rochester problem isn’t selling, it’s buying. With listings going in days and bidding wars common, the flip deal is usually found off market: estates, tired landlords selling a two-family, tax-foreclosure leftovers. The retail buyer on the other end is paying up, so a finished house here tends to sell over list. That squeezes the buy side, and it’s where we push back. We want your ARV built from what the house will appraise at, not from how high a bidding war might run.

What a Rochester deal looks like on paper

Rochester example: $110,000 purchase, $57,000 rehab, $225,000 after repair value, 700 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Think a 1920s colonial off Culver Road in North Winton Village: kitchen, one bath, windows, electrical update and a clean lead clearance. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$150,300
Cash to close$30,282
Proof of funds to show$53,179
Where the $30,282 goes
  • Down payment (10% of purchase plus rehab)You$16,700
  • Origination (2.13%)Lender$3,194
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,000
  • Title and closing (Texas-rate estimate; New York adds mortgage recording tax and attorney fees)Title$3,078
  • Prepaid interest (15 days)Lender$383
  • Property insuranceInsurer$1,587
  • AppraisalAppraiser$550

Interest while you rehab: $777 a month on the $93,300 funded at closing, $1,251 once every draw is out. Proof of funds is cash to close plus $15,390 of rehab reserve and $7,507 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 Rochester

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
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 Rochester prices sit right now

Before we price a Rochester 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 Rochester median sale price at $200K for the three months ending August 2026, up 8.0% on a year earlier, with homes selling in about 10 days. Zillow’s home value index for the city is $247,040 (updated 8/31/2026) and average rent is $1,476. Some of the classic flip pockets sit far below the city figure: Zillow has Dutchtown at $89,398 and Edgerton at $105,221.

Median sale price, Rochester (Redfin, 3 months to Aug 2026)$200,000
Days on market, Rochester (Redfin)10
Zillow home value index, Rochester (Aug 2026)$247,040
Average rent, Rochester (Zillow, Aug 2026)$1,476
Zillow home value index, Edgerton$105,221

Sources: Redfin, Rochester housing market, Zillow, Rochester home values, City of Rochester, 2026 changes to inspection requirements (lead paint)

How a Rochester file actually gets priced

In a market this tight, a Rochester appraisal can lag the contract price, because the appraiser only has closed sales and the closed sales are a few months old. We set the ARV from renovated houses in the same neighborhood, not across the river, and we treat an over-list sale as supportive, not as the new baseline. Two-families in the 19th Ward and Edgerton get looked at on rent too. Pre-1978 houses need a lead plan in the scope, because the city ties lead inspections to its Certificate of Occupancy process.

Rochester has had its own lead law for years, and in 2026 the city folded New York’s new lead rental registry into its renewable Certificate of Occupancy. One and two unit rentals now need a C of O inspection every three years instead of every six. If there is any chance the house ends up rented, the lead work isn’t optional. Beyond lead, expect the Rochester basics: stone or block foundations with water in the basement, original slate or three-tab roofs at the end of their life, and old sewer laterals under big trees.

Who buys your finished Rochester deal

The finished Rochester house sells to an owner-occupant, often someone working at the University of Rochester, its medical center, RIT or Wegmans, and often against competing offers. Keep the finish level in line with the block, because the appraiser won’t follow a luxury kitchen in Beechwood. A two-family can go to a house hacker or be held. With Zillow showing average rents near fifteen hundred a month, a DSCR refinance (a rental loan qualified on the rent) can pencil on a well-bought double.

What happens after you apply

Apply once and the whole Rochester 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 Rochester

Fix and flip

10%down on a first flip
Rates
from 9.50% at 620+ credit with 2+ completed flips
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 New York →

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 New York →

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 New York →

Where we lend in Rochester

We broker deals across the whole Rochester market. The submarkets investors ask us about most are North Winton Village and Beechwood (14609), 19th Ward (14619), Maplewood (14615 / 14613), South Wedge and Highland Park (14620), Charlotte (14612), Edgerton and Dutchtown (14608) and Swillburg and Park Avenue (14607 / 14620).

How long does a Rochester 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 New York, and the rate, origination, leverage and cash to close come back side by side. Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on the attorneys, title and the lender through funding.

Rochester hard money FAQ

Do you lend hard money in Rochester?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Rochester 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 New York, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Rochester?
As of October 2026: 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 Rochester hard money loan close?
In New York, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes in 21-30 days. New York closings run through attorneys on both sides and the title work takes longer than in a title-company state, so we plan for that from day one. 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 Rochester flip?
The worked example on this page is a $110,000 Rochester purchase with a $57,000 rehab and a $225,000 after repair value at 700 credit, first flip: $16,700 down (10% of purchase plus rehab) and $30,282 total cash to close, with $53,179 of proof of funds to show the lender. 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 Rochester?
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 Rochester fix and flip loan?
The lowest credit floor among the Rochester 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, 9.50%, needs 620+ credit and 2+ completed flips. Depending on the program, 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 Rochester flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Rochester 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.
Does Rochester’s lead law affect a fix and flip loan?
It affects the budget more than the loan. Anything built before 1978 is presumed to have lead paint, and a rental needs to pass the city’s Certificate of Occupancy inspection, which now doubles as the lead safety certificate. Put lead-safe work practices and a clearance test in the scope from day one. If you plan to sell to an owner-occupant, it still helps your buyer’s inspection go smoothly.
Can I finance a first flip in Rochester?
Yes. In New York a first flip can be priced at 10% down with 660+ credit (from 9.99%). New York is a judicial foreclosure state, meaning a lender has to go through the courts to take a property back, which can take years, so fewer bridge lenders fund here than in a title-company state. Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV. Bring the scope and the lead plan with the file; that’s what a first-time New York flip gets asked about.
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 Rochester: Buffalo and Syracuse. More New York city guides: Albany, Hauppauge, New York City and Yonkers. Or see everything we fund in New York.

Ready to fund your Rochester deal?

Submit your scenario in about 5 minutes. We shop it and come back with real terms, not a generic rate sheet.

Start application →Get a pre-approval letter