In Dayton, seven-figure bridge requests usually come from investors who already own a lot of units: a portfolio with a balloon coming due, a set of small apartment buildings that need lease-up, or a package bought from a landlord who wants out fast.
In short: LendingStreet provides residential investor bridge loans of $1M to $5M+ in Dayton and the Miami Valley, from a program that starts at $150,000, with rates from 7.99%. Loans are short-term and interest-only, can close in as little as 10 days, and exit by sale or by refinancing into DSCR, blanket or jumbo DSCR loans. Larger balances usually need a full valuation, and because Dayton prices are moderate, most large requests involve multiple homes or 5-8 unit buildings rather than a single property.
A $1M loan in Dayton can cover a dozen houses or several small apartment buildings. Single properties that reach that level are uncommon, limited mostly to higher-end homes in Oakwood, Washington Township and Springboro. So most large bridge files here are about scale: packages, payoffs and buildings with several units each.
That shapes underwriting. Instead of one appraisal and one rent schedule, the file has many, and the business plan has to work across all of them.
| Request type | Common Dayton example | Usual exit |
|---|---|---|
| Maturing note payoff | Local bank balloon on a portfolio of 5-8 unit buildings | DSCR loans or blanket refinance |
| Package purchase | Ten to twenty homes and doubles from one seller | Blanket portfolio loan |
| Lease-up | Small apartment buildings in Dayton View or South Park | DSCR loan on stabilized rent |
| High-value home | Oakwood or Washington Township house bought for resale | Sale |
This example is illustrative and not a quote. An investor owns five small apartment buildings with 32 units total, four with six units and one with eight. A $1,350,000 local bank note on the group matures, and several units are vacant after turnover, so a long-term refinance would size poorly today.
The buildings are valued at $2,100,000. A bridge loan at 70% of value is $1,470,000: it pays off the $1,350,000 note and leaves about $120,000 toward unit turns and closing costs. Estimated interest-only payments are about $12,862 a month.
Once the units are leased at $800 each, gross rent is $25,600 a month and the buildings are valued at $2,450,000. A refinance at 70% of that value is $1,715,000. Estimated principal and interest is about $11,699, and taxes of about $2,650 plus insurance of about $1,150 bring the payment to $15,499. The DSCR is about 1.65x, and the bridge is repaid.
Larger balances usually need a full valuation of every property in the file. Expect the appraiser to review current rents, vacant units and condition, and expect us to ask about the plan for each building.
Have the rent roll, leases, a unit-by-unit renovation budget, the current note payoff letter and Montgomery County auditor records ready. Ohio requires rental owners to register with the county auditor, so registrations should be current on each parcel.
Packages often come from long-time landlords with homes and doubles in Belmont, Walnut Hills, Kettering, Huber Heights and Riverside. Small apartment buildings are concentrated in Dayton View, Five Oaks, South Park and the streets near downtown. Higher-value single properties are mostly in Oakwood, Centerville, Washington Township and Springboro.
Wright-Patterson's large workforce supports rental demand in Fairborn, Beavercreek, Riverside and Huber Heights, which helps lease-up plans in those areas.
Bridge loans can close in as little as 10 days with a complete file. On multi-property deals, title work on each parcel and the payoff letter from the existing lender are the usual timing drivers. Order them early.
Ohio closings include a county conveyance fee on deed transfers, so budget closing costs on each parcel in a package purchase.
Portfolios of homes usually exit into a blanket portfolio loan, which qualifies on combined cash flow and allows releases. Five-to-eight unit buildings can exit into individual DSCR loans. A high-value home can exit through sale or, if held, a jumbo DSCR loan.
Montgomery County reappraises on a six-year cycle with a three-year update. Budget exit taxes on current auditor values without owner credits, and allow for an increase at the next update.
Match the term to the work. Turning a handful of units can take a few months; repositioning several buildings can take longer. Add time for city inspections, contractor schedules and appraisals on the exit, and keep reserves outside the loan for interest and surprises in older Dayton buildings.
On a seven-figure balance, interest-only payments are a real monthly number, and vacant units still carry taxes, insurance and utilities. Build a month-by-month carry budget that shows when units come back online and when rent starts covering the interest. If lease-up runs slow, that budget tells you how much cushion you have before the exit.
Plan the exit loan early, too. Order rent rolls, leases and repair invoices as units turn so the refinance file is ready the moment the buildings stabilize, rather than starting the paperwork after the work is done.
Experience with similar properties helps, as does a clear renovation budget broken out by unit or address. Rent comparables from the same blocks, recent leases on renovated units you already own, and a contractor who has worked on Dayton's older housing stock all make the plan easier to underwrite.
Reserves matter more on a large balance than on a single-house bridge loan. Show liquidity for several months of interest and for cost overruns, and the review moves faster.
Send the property list, purchase price or current payoff, renovation budget, rent roll and planned exit. Use the form below or call (877) 298-1001. Large balances are reviewed case by case.
Yes. Our residential investor bridge program runs from $150,000 to $5M+, with larger balances reviewed case by case.
Rates start from 7.99%. Pricing on a large balance depends on leverage, property condition and the exit.
Yes. Paying off a maturing note while you lease up units or prepare a long-term refinance is a common use.
Larger balances usually need a full valuation of each property, including every address in a package.
Yes. Residential programs cover 1 to 8 units per property. Buildings with nine or more units are commercial.
In as little as 10 days with a complete file. Multi-parcel title work and payoff letters are the usual timing factors.
Often, yes, if the timeline allows for valuation and title on each property. Talk to us before the auction so the file is ready.
Sale, a DSCR loan, a blanket portfolio loan or, for high-value properties, a jumbo DSCR loan.
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