Hard Money Lenders in Southaven, MS | Fix & Flip Loans | Capital Kings LLC
Broker, not a lender

Hard Money Lenders inSouthaven, Mississippi

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

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

Reviewed by Micah Foster, Founder & CEO · October 2026
How we work

What you get working with us

400+
Lenders we shop your deal across
7-30
Days to fund, by program
100%
Of rehab funded, released in draws
9.50%
Rates from, in Mississippi, with 2+ completed flips
Run the numbers

Price a Southaven deal right now

Prefilled with a realistic Southaven deal. Change any number and it reprices instantly on the lanes licensed in Mississippi, using the same engine behind our term sheets.

Enter your numbers to see the program, loan size and cash to close.
Get a real term sheet →Same math as our term sheet. No credit pull, nothing saved.
The market

Financing a deal in Southaven

Southaven is a Memphis suburb on the Mississippi side of State Line Road, in DeSoto County. It started as subdivisions of small starter homes just south of Whitehaven and incorporated in 1980, then filled in with 1980s to 2000s brick ranches and two-stories. The flip here is usually a suburban update, not a gut: kitchens, baths, floors, paint and a roof.

Southaven sells because of what it is next to and what it is not. Buyers who work in Memphis, at the airport, the big logistics hubs or the hospitals, choose it for the DeSoto County Schools and Mississippi’s lower property taxes while staying a short drive from their jobs. Your flip competes with new construction further south in DeSoto, so the update has to look current and the price has to stay under what a builder is asking down the road.

A real term sheet

What a Southaven deal looks like on paper

Southaven example: $160,000 purchase, $40,000 rehab, $265,000 after repair value, 730 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Say a 1980s brick ranch in Greenbrook with a two-car garage, laminate counters, builder-grade baths and a fence that needs replacing. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$180,000
Cash to close$35,029
Proof of funds to show$56,020
Where the $35,029 goes
  • Down payment (10% of purchase plus rehab)You$20,000
  • Origination (2.13%)Lender$3,825
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,225
  • Prepaid interest (15 days)Lender$739
  • Property insuranceInsurer$1,900
  • AppraisalAppraiser$550

Interest while you rehab: $1,166 a month on the $140,000 funded at closing, $1,499 once every draw is out. Proof of funds is cash to close plus $12,000 of rehab reserve and $8,991 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Programs

What we can fund in Southaven

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
First Flip, 10% Down110%660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5%660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35%660+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% 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.
  2. 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.
  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% 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.

What we check first

Where Southaven prices sit right now

Before we price a Southaven 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 Southaven median sale price at $280K for the three months ending September 2026, down 8.2% on a year earlier, with homes selling in around 31 days. Zillow’s average home value for the city is $273,449, up 1.3%. In 38671, the older north half of the city, Redfin’s median is $235K, down 2.9%, with homes selling in about 29 days.

Median sale price, Southaven (Redfin)$280K
Days on market, Southaven (Redfin)31
Average home value, Southaven (Zillow)$273,449
38671 median sale (Redfin)$235K

Sources: Redfin, Southaven housing market · Zillow, Southaven home values · Redfin, 38671 housing market

Underwriting

How a Southaven file actually gets priced

Southaven appraisals are subdivision work: same neighborhood, same era, similar square footage and garage. That makes the after repair value predictable if you stay in line with renovated sales in your own subdivision. Prices dipped from last year, so we use recent closed sales, not last year’s peak, and we size the rehab so the finished house doesn’t outrun the street.

The risks here are quieter than on the coast. Many houses are on slab, and the clay soils in the Mid-South can move foundations, so look for cracked brick and doors that stick. Storms and tornado warnings come through every spring, so roofs and wind damage are worth a close look. Some newer subdivisions have HOAs with exterior rules. Remember the closing runs under Mississippi practice, with an attorney examining title, even though the buyer may think of it as a Memphis sale.

The exit

Who buys your finished Southaven deal

The finished Southaven house sells to first-time buyers and young families commuting into Memphis, plus warehouse and logistics workers from the DeSoto distribution centers. Many use FHA or VA loans, so the house has to be clean and functional. Rents are solid for three-bedroom houses near the schools, so a DSCR refinance is a workable backup plan.

After you apply

Your whole loan, in one portal

Apply once and the whole Southaven 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.
What happens after you apply →Tour the borrower portal
Loan products

What we fund in Southaven

Fix & Flip

Purchase plus 100% of rehab, released in draws. The core product in Southaven.

0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV · 10% down from 9.99% at 660+ credit on a first flip

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.

30-year · no income docs

New Construction

Ground-up for builders and infill developers, with a draw schedule matched to the build timeline.

Land + build financing
Coverage

Where we lend in Southaven

We broker deals across the whole Southaven market. These are the submarkets investors ask us about most:

Greenbrook (38671)Stateline Road and the original subdivisions (38671)Central Southaven near Snowden Grove (38671)Southaven South and Silo Square area (38672)Horn Lake border (38671)
Process

From deal to funded

01

Send the deal

Address, purchase price, rehab budget and your ARV. Three minutes, no credit pull.

02

We shop it

Your scenario goes to the lenders in our network that actually fit it and are licensed in Mississippi, not all 400 at once.

03

Real terms back

Rate, origination, leverage and cash to close side by side, so you can compare on total cost.

04

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.

Questions

Southaven hard money FAQ

Do you lend hard money in Southaven?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Southaven 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 Mississippi, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Southaven?
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 Southaven hard money loan close?
In Mississippi, 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. 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 Southaven flip?
The worked example on this page is a $160,000 Southaven purchase with a $40,000 rehab and a $265,000 after repair value at 730 credit, first flip: $20,000 down (10% of purchase plus rehab) and $35,029 total cash to close, with $56,020 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 Southaven?
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 Southaven fix and flip loan?
The lowest credit floor among the Southaven 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 Southaven flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Southaven 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.
Is a Southaven closing handled like a Memphis closing?
No. The house is in Mississippi, so Mississippi law and practice apply. A closing attorney usually examines the title and issues a title opinion that the title policy is written on. If your agent or buyer is used to Tennessee title companies, set expectations early so nobody is surprised.
How much should I put into a Southaven flip?
Enough to compete with new builds, but no more. Buyers here compare your house to new construction a few miles south, so fresh kitchens, baths, flooring and paint matter. Luxury upgrades usually don’t pay back. Price the finished house against renovated sales in the same subdivision.
Who you are working with
Micah Foster
Founder & CEO
Micah Foster
Micah brokers Non-QM and hard money loans for real estate investors across 37 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.
Send Micah your Southaven deal →
Keep reading

Before you sign anything

Term Sheet
How to get an instant hard money term sheet
Read article →
Broker
Direct hard money lender vs broker: the honest breakdown
Read article →
Hard Money
Points, fees & rate: how to compare hard money lenders
Read article →
Draws
How construction draws and the rehab holdback actually work
Read article →
Hard money in Memphis →Hard money in Jackson →Hard money in Hattiesburg →Hard money in Gulfport →All Mississippi coverage →

Ready to fund your Southaven deal?

Submit your scenario in under 3 minutes. We shop it and come back with real terms, not a generic rate sheet.

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