Dayton has long been a market where the purchase price looks easy and the rehab decides the deal. Older brick and frame homes reward a careful scope and a lender that funds the work as it gets done.
In short: Our top pick for fix and flip loans in Dayton, OH is LendingStreet, for up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days, and draws paid after inspections so your Dayton contractor stays funded through the project. We lend on 1 to 8 unit residential investment property from $150,000 to $5M+, LLC borrowers are standard, and you can get a quote with the form below or call (877) 298-1001.
LendingStreet is an investor lender built for flippers. Our fix and flip loans run from $150,000 to $5M+ on 1 to 8 unit residential investment property, with up to 90% of cost and up to 100% of rehab on some programs. Loans are short-term and interest-only, and we can close in as little as 10 days.
We fit Dayton investors who buy, renovate and resell, and investors who want the option to keep a finished home as a rental. Because we also make DSCR rental loans, you can refinance a finished property with the same team instead of starting over with a new lender.
The next step is simple: get a quote with the form below, or call (877) 298-1001 to talk through a Dayton deal.
Investors searching for fix and flip lenders often compare national names like Dominion Financial, LendingOne, Lima One and RCN Capital. Here is how LendingStreet stacks up on the scenarios that matter most for investors in Dayton, OH. 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 |
|---|---|---|
| Fix and flip above $3M | LendingStreet | Our fix and flip program runs from $150,000 to $5M+. LendingOne states fix and flip loans up to $3,000,000, and RCN Capital states up to $2M. |
| Flip of a 5-8 unit building | LendingStreet | We finance 1-8 unit investor properties. RCN Capital states its fix and flip loans cover 1-4 family homes, condos and townhomes. |
| 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. |
In the city, flippers buy in Belmont, Walnut Hills, Old North Dayton, Huffman, Dayton View and the neighborhoods around the University of Dayton. The suburbs are where many resale buyers want to be: Kettering, Huber Heights, Riverside, Fairborn, Beavercreek, Centerville and Miamisburg all have large stocks of ranches and two-story homes from the 1950s to the 1980s.
Wright-Patterson Air Force Base, the regional hospitals and the university bring a steady stream of buyers and renters. Homes near the base in Fairborn, Riverside and Beavercreek often appeal to buyers on military orders.
Flippers in Dayton usually choose between a local bank or credit union, a local hard money lender, a private individual lender and an investor lender like LendingStreet. Each has a place. Here is how they tend to compare on what matters for a flip.
Banks can be a fit for borrowers with strong tax returns and time to wait. Private lenders can be flexible, but terms depend on the person. LendingStreet aims to combine hard money style speed with higher leverage and a long-term rental option.
| What flippers need | LendingStreet | Typical bank or credit union | Typical local hard money lender |
|---|---|---|---|
| Leverage | Up to 90% of cost, up to 100% of rehab on some programs | Often lower; more cash down is common | Varies by lender |
| Closing speed | As little as 10 days | Often several weeks | Often fast |
| How you qualify | Deal-focused; no W-2s needed; LLC borrowers standard | Often requires tax returns and personal income | Mostly based on the property |
| Rehab funding | Draws after inspections | Varies; some do not fund rehab | Varies; fees and terms vary |
| Loan size | $150,000 to $5M+ | Varies | Varies |
| Long-term option | Refinance into a DSCR rental loan with the same lender | Possible, usually with full income documents | Usually short-term only |
| Where they lend | All 50 states and DC | Usually a local footprint | Usually local or regional |
Much of the city's housing was built between the 1910s and the 1950s. Expect plaster walls, older boilers or furnaces, galvanized plumbing, knob-and-tube wiring in some homes, and basements that need waterproofing. Homes built before 1978 may contain lead paint. Some homes have sat vacant and need more than cosmetic work, so walk them with your contractor first.
Dayton's historic districts, such as St. Anne's Hill and the Oregon District, review exterior changes. Ohio law lets counties require residential rental property owners to register with the county auditor, and Montgomery County does, which matters if you decide to rent instead of sell.
This example is illustrative and not a quote. An investor buys a Kettering ranch for $145,000 with a $60,000 rehab budget, for a total project cost of $205,000. Buying closing costs are about $3,500, and holding costs for taxes, insurance and utilities are about $600 a month.
The loan covers 80% of the purchase price plus 100% of the rehab: $176,000, or about 85.9% of total cost. Once fully drawn, the estimated interest-only payment is about $1,577 a month. To stay conservative, the example assumes the full balance is outstanding for all 6 months, for about $9,460 of interest and $3,600 of holding costs.
The home sells for $260,000. Selling costs, budgeted at 7% of the price for commissions, closing costs and any transfer tax, are about $18,200. That leaves an estimated profit of about $20,240 before income taxes, on about $45,560 of the investor's own cash.
| Item | Amount |
|---|---|
| Purchase price | $145,000 |
| Rehab budget | $60,000 |
| Total project cost | $205,000 |
| Loan (80% of price + 100% of rehab) | $176,000 |
| Loan-to-cost | About 85.9% |
| Estimated interest-only payment | $1,577 a month |
| Interest over 6 months | $9,460 |
| Holding costs over 6 months | $3,600 |
| Buying closing costs | $3,500 |
| Sale price (after-repair value) | $260,000 |
| Selling costs (7%) | $18,200 |
| Estimated profit before income taxes | $20,240 |
| Investor cash in the deal | $45,560 |
Ohio charges a conveyance fee on sales, set by the county per $1,000 of price, plus title and recording costs. Check the current Montgomery County figure with the auditor. Property taxes vary a lot between the city and each suburb and school district, so pull the bill for the exact address.
Insurance for a home under renovation usually needs a vacant-property or builder's risk policy. Utilities, lawn care and winter heat on a vacant house add up over a six-month hold.
Dayton price levels mean many of your buyers will use FHA, VA or conventional financing, and appraisers will look closely at the finished work. FHA rules generally restrict financing on resales within 90 days of your purchase, so plan your listing date with that in mind.
Every flip loan needs an exit. With LendingStreet there are two: sell the home, or refinance it into a 30-year DSCR rental loan that qualifies on the property's rent. DSCR loans start at a 1.0x standard minimum DSCR with a 620 minimum credit score, and rate-and-term refinances go up to 80% LTV on some programs. Seasoning before a refinance varies by program.
Ask every lender the same questions so you can compare offers fairly. Here is how LendingStreet answers each one.
Ready to compare? Send your Dayton deal through the quote form below, or call (877) 298-1001.
Our top pick is LendingStreet. We offer up to 90% of cost and up to 100% of rehab on some programs, closings in as little as 10 days and a path into a DSCR rental loan, all with one lender.
Yes. We make fix and flip loans in Dayton and across Ohio, and we lend in all 50 states and DC.
Sometimes. Our fix and flip loans start at $150,000, so they fit larger projects and many suburban flips. Very small projects may be a better fit for a local bank or private lender.
Yes. Homes in Fairborn, Riverside, Beavercreek and Huber Heights are common flips, and many buyers there are on military orders.
Fix and flip loans run from $150,000 to $5M+, up to 90% of cost and up to 100% of rehab on some programs. We also review the after-repair value.
Yes. LLC borrowers are standard, and you sign for the loan personally.
No. Our loans are business-purpose loans on non-owner-occupied investment property.
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