Idaho flips range from 1950s Boise bungalows to newer Treasure Valley tract homes. Picking a lender comes down to cost, leverage and how much cushion you keep if the sale price comes in lower than planned.
In short: There is no one best fix and flip lender in Idaho. The right lender for your deal offers the lowest total cost, leverage that keeps your cash reasonable, fast draws and a term that covers the project with some margin. LendingStreet finances investment property in Idaho, with rates from 9.99% for qualified borrowers, up to 90% of the purchase price and up to 100% of the rehab budget paid in draws. Since resale prices can soften, run each offer against a lower sale price, not just your best-case ARV.
Collect written terms from each lender on the same property. Then compare these items side by side.
Pay extra attention to how the lender sets the after-repair value and whether the loan is capped as a share of it. That cap often limits leverage more than the purchase percentage does.
Our fix and flip loans run from $150,000 to $5M+, with rates from 9.99% for qualified borrowers. Terms typically run 12 to 18 months, and a complete file can close in as little as 10 days.
We finance up to 90% of the purchase price and up to 100% of the approved rehab budget. Rehab funds are paid in draws after each phase is completed and inspected. Experience helps pricing and leverage, and first-time flippers can qualify on some programs, often at lower leverage. The financing team reviews your scenario and comes back with 2 to 3 options.
The Treasure Valley, including Boise, Meridian, Nampa, Caldwell and Eagle, holds most of the state's population and investor activity. Boise's older neighborhoods, such as the North End and the Bench, have early and mid-century homes that need updated systems, while Meridian and Nampa have more newer subdivisions where flips tend to be cosmetic.
In North Idaho, Coeur d'Alene and Post Falls draw buyers tied to the Spokane area and to lake recreation. In eastern Idaho, Idaho Falls and Pocatello have lower entry prices and steady local demand, with Idaho State University in Pocatello. Twin Falls anchors the Magic Valley in the south.
This example is illustrative and not a quote. An investor buys a Boise-area home for $395,000, plans $65,000 of rehab and expects an ARV of $575,000. The loan covers 85% of the purchase ($335,750) plus 100% of the rehab ($65,000), for $400,750, about 70% of ARV. The investor brings $59,250 down.
At a sample rate of 10.5% with interest on the full balance, interest is about $3,506.56 a month, or $21,039.38 over six months. With sample closing costs of $11,000 and holding costs of $900 a month, total costs before selling are $497,439.38. Here is how profit changes with the sale price, using 6% selling costs.
| Sale price | Selling costs (6%) | Estimated profit |
|---|---|---|
| $575,000 | $34,500 | $43,060.62 |
| $550,000 | $33,000 | $19,560.62 |
| $525,000 | $31,500 | -$3,939.38 |
Boise winters are milder than in much of the Mountain West, but North Idaho and higher-elevation towns get real snow, which can slow roofing, siding and concrete work. Plan exterior work for spring through fall where you can.
Older Boise homes may need electrical, plumbing and foundation updates. Outside city limits, wells, septic systems and irrigation rights can come into play, and some properties include irrigation water delivered by local districts. Permitting is handled by each city or county, so check timing for your scope before you set a schedule.
Recent comparable sales drive the ARV, so a clean set of renovated comps near the property helps the most. A clear line-item budget and a realistic schedule show the lender the project is under control.
Your credit, reserves and track record shape leverage and pricing. If you are newer, a seasoned contractor and a conservative scope can help offset limited experience.
Send the address, purchase contract, line-item scope of work, comparable sales and bank statements showing the down payment, closing costs and reserves. Add LLC documents and a list of past projects.
Tell us your expected sale price and a downside price. We can show how the loan terms hold up under both before you commit.
Yes. LendingStreet finances investment property in Idaho, including Boise, Meridian, Nampa, Coeur d'Alene and Idaho Falls. Fix and flip loans are business-purpose loans on non-owner-occupied property from $150,000 to $5M+.
It depends on your project. Kiavi, LendingOne and CoreVest also write investor loans, and coverage varies by state, so confirm each lender finances in Idaho. Compare total cost, leverage and draw speed on the same property.
With up to 90% of the purchase financed, plan on at least 10% of the price plus closing costs, reserves and cash to front the first phase of work. First-time flippers often see lower leverage.
Your profit shrinks quickly, because the loan, interest and costs stay the same. Run the deal at a lower sale price before you buy so you know your margin.
Yes, when the loan clears the $150,000 minimum and recent sales support the after-repair value. Coeur d'Alene and Post Falls are common examples.
Yes. A DSCR loan can pay off the short-term loan once the property is renovated and rented, qualifying on the property's rent.
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