In DC, $1M+ is ordinary for a single rowhouse in Capitol Hill or Logan Circle, and packages of two-unit rowhouses quickly reach $3M to $5M. The hard part of a large DC bridge is often not the money but the calendar: tenant purchase rights, permits and tax classification all take time.
In short: LendingStreet provides residential investor bridge loans in Washington, DC from $1M to $5M+ on 1-8 unit properties, with rates from 7.99%, short interest-only terms and closings in as little as 10 days once the file, title and any TOPA process are complete. Larger balances usually need a full valuation and are reviewed case by case. The exit is a sale or a refinance into DSCR, jumbo DSCR or blanket financing, and we size the bridge so that refinance can repay it.
Common uses include buying a high-value rowhouse or detached home in Georgetown, Kalorama, Cleveland Park, Capitol Hill or Logan Circle to renovate and sell or rent, buying several two-unit rowhouses from an estate or long-time owner, and paying off a maturing loan on a small portfolio while units are updated.
Buildings of nine or more units are commercial and outside this program; see our multifamily pages for those.
Bridge loans also help when a seller will not wait for a long-term lender. Estates, trusts and long-time owners selling a group of rowhouses often want certainty and a firm date, and a buyer with bridge financing can offer both, then refinance once the units are renovated and leased.
| Scenario | Typical size | Common exit |
|---|---|---|
| High-value rowhouse or detached home | $1.5M to $4M+ | Sale, or jumbo DSCR at moderate leverage |
| Package of two-unit rowhouses | $2M to $5M+ | DSCR loans or a blanket portfolio loan |
| Small 5-8 unit building | $1.5M to $4M | 5-8 unit DSCR after lease-up |
| Payoff of a maturing loan | Matches the payoff | DSCR or blanket once stabilized |
The Tenant Opportunity to Purchase Act gives tenants in many DC rental properties the right to receive an offer and try to buy before a sale to a third party. Notice and response periods can stretch a closing by weeks or months. A bridge loan can still close quickly once the TOPA process is complete, but your contract, deposit and timeline need to allow for it.
Vacant properties and some single-family homes follow different rules. A DC settlement attorney can confirm which apply before you sign, and can tell you whether tenants have already waived or used their rights.
This example is illustrative and not a quote. An investor buys four two-unit rowhouses near H Street NE and Capitol Hill, eight units in all, for $4,200,000 from an estate. Because the exit decides the size, the bridge loan is $2,520,000, 60% of the price. Estimated interest-only payments run about $22,050 a month while vacant units are renovated.
Once all eight units lease at about $2,900, rent is $23,200 a month and the properties appraise at $4,400,000. A refinance at 60% of value is $2,640,000, enough to repay the bridge. Estimated principal and interest is about $17,564, taxes are $3,100 and insurance is $900, for a total of about $21,564 and a DSCR of about 1.08x. A larger bridge would have required a paydown at exit.
| Item | Bridge period | DSCR exit |
|---|---|---|
| Loan amount | $2,520,000 | $2,640,000 |
| Payment type | Interest-only | 30-year amortizing |
| Estimated monthly payment | $22,050 | $17,564 |
| Taxes and insurance | Paid by owner | $4,000 |
| Monthly rent | Partial during renovation | $23,200 |
| DSCR | Not used | About 1.08x |
DC taxes property classified as vacant or blighted at rates far above the residential rate. If units sit empty during a renovation, check whether an exemption applies while building permits are active, and register the property correctly. A surprise reclassification can add a large expense during the bridge term and hurt the refinance numbers. Keep permit records, contractor invoices and photos so you can show active work if the classification is questioned.
The Office of Tax and Revenue also reassesses every year, so use current assessments when you plan the exit.
Renovations in DC run through the Department of Buildings, and work in historic districts such as Capitol Hill, Georgetown and Dupont Circle needs Historic Preservation Review. Plan the bridge term around realistic permit timelines, not best-case estimates.
Interest-only carry on a $2M+ loan adds up quickly, so keep reserves for delays.
Experienced DC contractors who know the permit process are worth the cost. Investors who can show a record of completed rowhouse renovations, with budgets and closing statements, usually see stronger terms on large balances.
Expect a full appraisal. Rowhouse values vary block by block, and high-end homes in Kalorama or Georgetown may have few direct comparables. For packages, each property is valued, and many programs size the loan on the lower of cost or value. Plan cash to close on the contract price.
Occupied units are valued with their in-place leases, and rent-stabilized units may carry rents below market. The appraiser will look at both, so share the rent roll and any rent stabilization registrations early.
DC's deed recordation tax and transfer tax both apply on sales, at rates that step up above a price threshold, which makes them a meaningful cash item on a $4M package. The recordation tax can also apply to the deed of trust on the exit refinance. Ask your settlement agent for estimates on both closings.
For five or more rentals, a blanket portfolio loan can refinance them together. For a single high-value rental, a jumbo DSCR loan can take out the bridge if rent supports the payment at the leverage offered, which varies by program. Many luxury DC homes rent for less than their value suggests, so a sale is often the cleaner exit for a high-end renovation.
Deals under $1M use our standard DC bridge loans. Heavy renovations or conversions with large budgets may fit better as fix and flip or construction financing, which can fund part of the work.
Send the property list, price, rents, TOPA status and exit plan. We will size the bridge and the exit together. Call (877) 298-1001 or use the form below. See also our DC large bridge page and DC jumbo DSCR options.
Our residential investor bridge program runs from $150,000 to $5M+, and larger balances are reviewed case by case.
Rates start from 7.99% and depend on leverage, property type and experience.
It can delay the purchase. The loan can close once the TOPA process is complete and the file is ready.
On larger balances, usually yes. Expect a full valuation.
DC taxes vacant or blighted property at much higher rates. Check exemptions during permitted renovation.
Yes, if each property is a 1-8 unit residential investment property.
By sale, a DSCR or jumbo DSCR refinance, or a blanket portfolio loan.
No. Our investor loans are business-purpose loans on non-owner-occupied property.
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