Philadelphia's rowhome blocks are full of homes that need a roof, a kitchen and a lead-safe certificate before they can be rented. A bridge loan buys and fixes them quickly, and a DSCR refinance holds them for the long term.
In short: Our top pick for bridge loans in Philadelphia is LendingStreet. We fund 1-8 unit investor purchases from $150,000 to $5M+, with rates from 7.99%, closings in as little as 10 days and up to 100% of rehab on some programs. Once the property is licensed and leased, we refinance into a 30-year DSCR loan on rent. In Philadelphia, budget for transfer tax over 4%, the rental license and lead certification, and taxes on the finished value.
LendingStreet is our top pick for Philadelphia investors who buy rowhomes, twins and small multifamily that need work. Bridge loans run from $150,000 to $5M+, with rates from 7.99% and closings in as little as 10 days. Loans are interest-only, some programs fund up to 90% of cost and up to 100% of the rehab, and there is no appraisal on some bridge programs. Larger balances usually need a full valuation.
When the property is licensed and leased, we can refinance it into a 30-year DSCR loan that qualifies on rent, with LLC borrowers standard and no tax returns. To size your deal, get a quote with the form below or call (877) 298-1001.
Investors searching for bridge lenders often compare national names like CoreVest, Dominion Financial, Lima One and Roc Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Philadelphia, PA. In every scenario below, LendingStreet is the best fit.
Figures for other lenders are as stated on each lender's own website as of November 2026. Lender terms change, so verify current terms with any lender before you apply. Ready to see your numbers? Use the form below or call (877) 298-1001.
| Scenario | Best fit | Why |
|---|---|---|
| Bridge loan above $3M | LendingStreet | Our bridge program runs from $150,000 to $5M+. CoreVest states single-asset bridge loans from $75K to $2M+, and Roc Capital states stabilized bridge loans up to $3,000,000. |
| Bridge close in about 10 days | LendingStreet | We can close in as little as 10 days. CoreVest states its bridge loans typically close within 2 to 4 weeks. |
| Property in any state, including DC | LendingStreet | We lend in all 50 states and DC. Lima One states it lends across 46 states, and Dominion Financial lists 49 states plus DC. |
Philadelphia investors usually talk to a neighborhood bank, a local hard money lender or a private lender. This is a general look at how they compare for bridge loans.
| What investors need | LendingStreet | Typical bank | Typical hard money lender |
|---|---|---|---|
| Close on a tight deadline | As little as 10 days | Usually weeks | Often fast |
| Rehab funding | Up to 100% of rehab on some programs | Limited on distressed rowhomes | Varies |
| Leverage on cost | Up to 90% on some programs | Often lower | Varies |
| Long-term refinance | In-house 30-year DSCR loan | Tax returns and debt-to-income | Usually not offered |
| Loan sizes | $150,000 to $5M+ | Varies | Varies |
| LLC borrowers | Standard | Sometimes | Usually |
Philadelphia is a city of two- and three-story brick rowhomes, many a century old or more. River Wards investors work in Kensington, Fishtown, Port Richmond and Frankford. North Philadelphia includes Brewerytown, Strawberry Mansion, Nicetown, Olney and Logan, and the northwest has Germantown and Mount Airy twins and singles. West and Southwest Philadelphia offer Cobbs Creek, Kingsessing, Walnut Hill, Overbrook and Elmwood, while South Philadelphia has Grays Ferry, Passyunk Square, Newbold and Girard Estates. The Northeast adds Mayfair, Tacony and Oxford Circle.
Just outside the city, Upper Darby, Norristown and Bensalem draw the same investors. Typical bridge jobs include gut rehabs of vacant rowhomes, corner properties with a storefront and apartment above, and conversions that add a unit, which usually need zoning approval before the extra unit counts. Buildings with 9+ units are commercial; see /commercial.html.
Philadelphia holds regular sheriff sales for mortgage foreclosures and tax delinquencies. Winning bidders post a deposit at the sale and owe the balance by a deadline set in the conditions of sale, and some tax sale properties carry redemption rights for the prior owner. Read the conditions for each sale, and have your bridge file approved before you bid.
Estate sales, inherited homes and tangled titles are common in a city with this much older housing, and a bridge closes faster than a bank once title is clear. If a private loan on a property you already own is maturing, a bridge can pay it off while you finish work and lease up.
Philadelphia requires a rental license for most rental units, and landlords must give tenants a certificate of rental suitability. Most rentals built before 1978 also need lead-safe or lead-free certification, so put lead work in the rehab budget and schedule the inspection before you lease.
The combined state and city realty transfer tax is over 4% of the price and is often split between buyer and seller, so it is one of the largest closing costs in the region. The city's real estate tax rate is about 1.4% of assessed value, and assessments can jump after a rehab or a sale, so budget on the finished value. Confirm current rates, licenses and assessments before you buy.
This example is illustrative and not a quote. An investor buys a dated rowhome in Port Richmond that is already a legal two-unit property, paying $190,000. The $70,000 rehab covers both kitchens, a new roof, electrical updates and lead-safe work. The bridge loan funds 85% of the price and 100% of the rehab, $231,500 in total, about 89% of cost. Fully drawn, the estimated interest-only payment is about $2,026 a month, or about $12,154 over six months.
The units lease for $1,250 and $1,150, and the property appraises at $330,000. A 75% LTV cash-out DSCR refinance of $247,500 pays off the bridge and returns about $16,000 before closing costs. Estimated principal and interest is about $1,647. Taxes are budgeted at $385 a month, about 1.4% of the new value, and insurance at $110. The payment comes to about $2,142, for a DSCR of about 1.12x.
| Item | Amount |
|---|---|
| Purchase price | $190,000 |
| Rehab budget | $70,000 |
| Total project cost | $260,000 |
| Bridge loan (85% of price plus 100% of rehab) | $231,500 |
| Loan-to-cost | About 89% |
| Estimated monthly interest-only payment, fully drawn | $2,026 |
| 6 months of interest-only payments | $12,154 |
| After-repair value | $330,000 |
| DSCR refinance loan | $247,500 |
| Refinance LTV | About 75% |
| Estimated principal and interest | $1,647 |
| Property taxes | $385 |
| Insurance | $110 |
| Total monthly payment | $2,142 |
| Monthly rent | $2,400 |
| DSCR | About 1.12x |
The DSCR refinance qualifies on rent, with a 1.0x standard minimum, cash-out up to 75% LTV and up to 80% on some rate-and-term programs, and 30-year terms. Only licensed, legal units count, so finish the rental license and lead certification before you refinance. Seasoning for using the new value varies by program.
Short-term rentals in Philadelphia require a city license, and zoning limits where non-owner-occupied units can operate. Check zoning and licensing before relying on nightly income; most rowhome rehabs exit on 12-month leases.
Put these questions to every lender you consider:
Our top pick is LendingStreet. We offer bridge loans from $150,000 to $5M+, rates from 7.99%, closings in as little as 10 days, rehab funding on some programs and an in-house exit to a 30-year DSCR loan.
Yes. We finance non-owner-occupied 1-8 unit investment property throughout Philadelphia and the surrounding counties, and in all 50 states and DC.
Often, if your file is approved before the sale and the deadline in the conditions of sale gives enough time. Some tax sales carry redemption rights, so read the terms first.
You should have it. The city requires a rental license for most rental units, and a DSCR refinance relies on legal, licensed rental income.
Most rentals built before 1978 need lead-safe or lead-free certification. Budget the work and the inspection in your rehab.
Sometimes, but adding a unit usually needs zoning approval. Until it is approved and permitted, the extra unit generally will not count toward rent.
The combined state and city rate is over 4% of the price and is often split between buyer and seller. Confirm the current rate at closing.
In as little as 10 days when title, insurance and entity documents are ready.
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