Philadelphia is a rowhome city. Thousands of brick rows built a century ago need new systems, new kitchens and new roofs, and investors who move quickly get the best blocks.
In short: Our top pick for hard money style financing in Philadelphia is LendingStreet. We close in as little as 10 days, fund up to 90% of total cost with up to 100% of rehab on some programs, and refinance rowhomes you keep into long-term DSCR loans. With Philadelphia's high transfer tax, a hold exit from the same lender can protect your returns.
We built LendingStreet for investors, not homeowners. All of our loans are business-purpose loans on non-owner-occupied property, and our Philadelphia investor programs cover 1-8 unit flips, bridge loans and DSCR rentals. Flip and bridge loans are short-term and interest-only, from $150,000 to $5M+, with up to 90% LTC and up to 100% of rehab on some programs.
It fits investors renovating rowhomes in Kensington, Port Richmond, Fishtown's edges, Brewerytown, Grays Ferry, West Philadelphia and the Northeast, plus duplex conversions and small multi-unit buildings. Philadelphia's lower purchase prices and steady rents make it a strong buy, renovate and rent market.
To see real numbers on your deal, use the form below or call (877) 298-1001.
Well-known hard money lenders include CoreVest, Dominion Financial, LendingOne, Lima One and RCN Capital. Compared scenario by scenario for investors in Philadelphia, PA, LendingStreet comes out as the stronger choice, and one application covers it.
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. |
| 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. |
| 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. |
Philadelphia investors compare LendingStreet with local hard money lenders, private money and community banks. This is a general comparison; terms vary by lender.
| What investors need | LendingStreet | Typical local hard money lender | Private individual lender | Local bank or credit union |
|---|---|---|---|---|
| Close quickly | As little as 10 days | Often fast; varies by lender | Can be fast; depends on the person | Usually slower; full underwriting |
| Leverage | Up to 90% of cost | Varies; often lower | Negotiated deal by deal | Often a larger down payment |
| Rehab money | Up to 100% of rehab on some programs, in draws | Varies | Varies | Often limited on distressed property |
| Long-term rental loan | DSCR refinance in-house | Usually short-term only | Rarely | Possible; often needs tax returns |
| Loan size | $150,000 to $5M+ | Varies | Limited by one person's capital | Varies by bank |
| Rowhome and conversion projects | Financed as residential, 1-8 units | Varies | Varies | Often limited on vacant rowhomes |
Most Philadelphia rehabs are rowhomes. In the river wards, Kensington, Port Richmond and Fishtown's outer blocks attract renovations sold to young professionals. Brewerytown and Fairmount's northern edge, Grays Ferry, and South Philadelphia blocks west of Broad offer brick rows close to Center City. West Philadelphia, Cobbs Creek and Overbrook have larger twins and porch-front homes, while Mayfair, Frankford and the Lower Northeast offer lower entry prices.
Germantown and Mount Airy have larger stone homes that suit bigger scopes. Each pocket has its own buyer and renter, so price comparable sales block by block.
Philadelphia's realty transfer tax is among the highest in the country: the city and state rates combine to more than 4% of the price, and buyer and seller usually split it by custom. On a flip, you pay part of it twice, once when you buy and again when you sell, so build both into the numbers.
Pennsylvania is a judicial foreclosure state, and many Philadelphia investors buy at sheriff sales, which come with their own deposit and title rules. Confirm current practices with a local attorney or title company.
Philadelphia's Department of Licenses and Inspections issues building permits and rental licenses. Structural, electrical, plumbing and mechanical work generally needs a permit, and properties in local historic districts need Historical Commission review for exterior changes.
If you plan to hold, you will need a rental license, and pre-1978 rentals generally need lead-safe or lead-free certification. Rowhome party walls, roofs and basements are frequent cost surprises, so inspect them before you set the budget.
This example is illustrative and not a quote. An investor buys a three-bedroom Kensington rowhome for $185,000 and budgets $95,000 for a full renovation, a total cost of $280,000. At 90% of cost, the loan is $252,000. The investor brings $28,000 plus about $8,500 in closing costs, including the buyer's share of transfer tax, or $36,500 in all.
The estimated interest-only payment is about $2,205 a month on the full balance. Over 6 months that is about $13,230, plus about $2,160 in taxes and insurance, for an all-in cost of about $303,890. At a $365,000 resale with about $27,375 in selling costs and the seller's transfer tax share, the estimated profit is about $33,735 before income taxes.
To hold, a DSCR refinance at 75% of $365,000 is $273,750, which pays off the flip loan. Estimated principal and interest is about $1,867; with $420 in taxes and $120 in insurance, the payment is about $2,407. At $2,450 rent, DSCR is about 1.02x.
| Line item | Amount |
|---|---|
| Purchase plus rehab | $280,000 |
| Loan at 90% of cost | $252,000 |
| Cash to close incl. closing costs | $36,500 |
| Estimated interest-only payment | $2,205 a month |
| All-in cost | $303,890 |
| Selling costs | $27,375 |
| Estimated profit before income taxes | $33,735 |
Rowhome deals move quickly, especially off-market ones from wholesalers. A complete package lets us review the property, the rehab and the exit at the same time, and keeps draws moving once work begins.
Note that every loan is a business-purpose loan on non-owner-occupied property, and LLC borrowers are standard.
Ask every lender the same questions, in writing, before you sign a purchase contract.
Here is how LendingStreet answers them: up to 90% of cost and up to 100% of rehab on some programs; a 1.0x standard DSCR minimum on the rental exit, with sub-1.0 programs available; seasoning that varies by program; LLC borrowers as standard; closings in as little as 10 days; and loans from $150,000 to $5M+, with larger balances reviewed case by case.
Because transfer tax hits every sale, some Philadelphia investors prefer to renovate and keep the property. A 30-year DSCR loan that qualifies on rent, with no W-2s or tax returns, lets you avoid a second transfer tax bill and build a portfolio. Seasoning varies by program.
Get a quote with the form below or call (877) 298-1001 to run a Philadelphia deal.
Our top pick is LendingStreet. We offer hard money style speed with closings in as little as 10 days, up to 90% of cost and up to 100% of rehab on some programs, plus an in-house DSCR loan for rowhomes you keep.
Yes. We lend across Philadelphia and Pennsylvania, and in all 50 states and DC.
The combined city and state rate is more than 4% of the price, usually split between buyer and seller. Confirm the current rate with your title company.
Sheriff sales have their own deposit and settlement deadlines. Talk to us before the sale so financing is ready when you need it.
Yes. Philadelphia requires a rental license, and pre-1978 rentals generally need lead-safe or lead-free certification.
Only where zoning allows. Confirm the legal path with the city, then we can review the budget and plans.
Rates start from 7.99%. Pricing depends on the deal, leverage and experience.
2-3 competing quotes from 30+ capital sources. No credit pull. No commitment.
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