Idaho Fix and Flip Loan
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Last Updated: April 11, 2025
Welcome to OfferMarket’s Fix and Flip Loan Program! If you’re ready to invest in Idaho’s real estate market, our tailored loan solutions are here to help. Whether you're flipping homes in Boise, Nampa, or in Idaho's beautiful rural areas, our flexible terms and efficient funding will set you up for success. Here’s everything you need to know about how our program works.
Why a Fix and Flip Loan in Idaho Is a Great Choice
Idaho is a hotbed for real estate investment, especially in cities like Boise and Meridian, and in the growing suburban and rural areas. The demand for housing is increasing, and many investors are seeing great returns by flipping properties in the state. By using OfferMarket’s Fix and Flip Loan, you can gain the capital needed to capitalize on these opportunities—whether you're flipping homes in the city or transforming rural properties into modern living spaces.
With a steady job market, high quality of life, and attractive housing prices, Idaho offers significant potential for profitable flips. Whether you’re working with new builds in a fast-growing urban area or older homes in more rural regions, we provide flexible loans tailored to Idaho’s unique market conditions.
What You Get with OfferMarket’s Fix and Flip Loan in Idaho
With OfferMarket, we make your fix and flip process as seamless as possible. Here’s a breakdown of the key features and terms:
1. Loan Amount Details
Minimum Loan Amount: $25,000 – Ideal for smaller flips, whether you're just starting out or working on a quick project.
Maximum Loan Amount: $2,000,000 – Larger projects require 3+ years of experience and strong comps.
How It Works: Your loan size is tied to the purchase price, rehab budget, and After Repair Value (ARV), ensuring you have the capital to cover all expenses.
2. After Repair Value (ARV) Requirements
Minimum ARV: $100,000 – Ensures your project has a profitable potential.
Maximum Loan-to-ARV (LTARV): Up to 75% – Adjusted based on your experience. Beginners may qualify for 70% on lighter rehabs, while seasoned investors can qualify for 75%.
Valuation: We use official appraisal reports (1004 + 1007 for single-family) or in-house valuations for quick and accurate ARV estimates, ensuring your project’s value is properly assessed.
3. Funding Breakdown
Initial Advance: Up to 90% of the purchase price, depending on your experience. Beginners may get 80%, while experienced investors qualify for up to 90%. Adjustments are made for credit scores under 720 or for contractors with licenses (+10%).
Construction Holdback: Up to 100% of rehab costs, disbursed via self-serve, app-based draw requests with a 0-2 day turnaround.
Down Payment: A minimum of $10,000 is required for properties under $100,000.
Draws: No minimum or maximum, with 50% of materials funded once delivered but not yet installed.
4. Interest Rate and Fees
Interest Rate: Flexible, based on market fluctuations. Contact us for the most up-to-date rate specific to your deal.
Origination Fee: 1.5 to 2 points (minimum $2,000). For example, on a $100,000 loan, 2 points equal a $2,000 fee upfront.
Other Fees: $270 per draw, $30 per wire transfer, plus appraisal costs.
Interest Accrual: For loans under $100K, interest accrues on the full loan amount. Loans over $100K accrue only on funds disbursed.
5. Loan Term
Duration: The standard loan term is 12 months, with options for 18-24 months for specific projects.
Extensions: Extensions of up to 50% of your term (e.g., 6 months on a 12-month loan) are available for a fee (1% for 3 months, 2.5% for 6 months).
6. Repayment Structure
Payments: Interest-only payments with a balloon payment at maturity. This structure keeps your cash flow free while you complete the flip.
Prepayment Penalty: No prepayment penalty, so you can pay off early with no extra charges.
Recourse: Full recourse, with 51% of your LLC or Corporation guaranteeing the loan for purchases (100% for refinances).
7. Exit Strategy Requirements
Sale: A minimum of 30% return on investment (ROI) and $15,000 profit upon sale.
Refinance: A minimum debt service coverage ratio (DSCR) of 1.1 post-repair for refinancing.
Flexibility: You can switch between flipping or renting, based on the market conditions in Idaho, thanks to our dual-exit strategy.
8. Eligibility Criteria
Experience: No experience required. Beginners can start at Tier 1 (80% advance), and experienced investors qualify for Tier 5 (90% advance).
Credit Score: Minimum of 680, with exceptions for scores between 660-679.
Borrowing Entity: Must be an LLC or Corporation.
Cash Reserves: You’ll need funds to close and 25% of your rehab budget in liquid assets (bank, brokerage, or retirement accounts).
9. Project and Property Requirements
Eligible Properties: 1-4 unit residential properties, including single-family homes (min. 700 sq ft), duplex/triplex/quadplex (min. 500 sq ft per unit), condos (min. 500 sq ft), townhomes, and PUDs.
Maximum Acreage: 5 acres—perfect for Idaho’s rural flips.
Rehab Scope: From light (under 25% of purchase price) to extensive (100%+ of purchase price). Beginners are limited to light/moderate rehabs.
Location: We lend across Idaho, excluding only AK, AZ, HI, MN, ND, NV, OR, SD, UT, VT. Rural properties have a -20% advance adjustment and require 3+ years of experience.
10. Risk and Approval Process
Underwriting: We evaluate your ARV, rehab scope, experience, and the Idaho market conditions (e.g., Boise comps or rural area liquidity).
Valuation: Appraisals or in-house valuations, depending on your project.
Approval Timeline: Draws are processed in 0-2 days; initial funding is dependent on how quickly you submit required documents.
Default Rate: Less than 0.5% of our loans have defaulted. We take pride in your success.
11. Support and Flexibility
Guidance: Our team will be your deal advisor, offering calculators and rehab advice specific to Idaho’s market.
Rehab Oversight: We provide self-serve draw inspections to ensure you stay on top of your project.
Advanced Draws: At our discretion, we can provide advanced draws to fund as needed throughout your rehab.
12. Transparency and Fine Print
Sample Costs: For a $150,000 Idaho property, expect the following:
Origination Fee (2 points): $2,000
Draw Fee: $270 per draw
Wire Fee: $30 per wire transfer
Rehab Fees: Up to 100% of the rehab budget available
Hidden Costs: Draw fees, wire fees, and extension fees are all disclosed upfront.
Rural and Complex Terms: Rural properties in Idaho will face a -20% advance adjustment. Extensive rehabs may be capped at 70% LTARV or 85-90% Loan-to-Full-Cost (LTFC).
How You Can Profit from Idaho’s Real Estate Market
Let’s take a look at a sample scenario in Boise, Idaho, to see how the program works in action.
Purchase Price: $180,000
Rehab Budget: $50,000
After Repair Value (ARV): $270,000
Loan Breakdown:
Loan Amount (75% of ARV): $202,500
Upfront Funding (90% of purchase price for experienced investors): $162,000
Down Payment: $18,000
Rehab Funds: $50,000 available as part of the loan.
Profit Breakdown: Once the property is renovated and sold for $270,000, you would pay off the loan and keep your profit, minus rehab and other costs. With a successful flip, this could result in a solid return on investment.
Why Choose OfferMarket?
At OfferMarket, we’re dedicated to offering the best fix and flip loan program for Idaho’s real estate investors. Whether you’re flipping a property in Honolulu, working on a project in Maui, or planning a rural flip in Idaho’s countryside, we provide:
Competitive loan terms with up to 90% funding.
Flexible repayment structures with no prepayment penalties.
Fast processing with quick draw requests and clear, transparent fees.
Personalized support from our experienced team of advisors.
Ready to flip your next property in Idaho? Request your loan today and take the first step toward profitable investments in Idaho’s real estate market.
Idaho Fix and Flip Loan: Documentation Requirements
To ensure a smooth and efficient loan approval process, we require specific documentation to assess the details of your project and ensure compliance with our loan terms. Below are the key documents necessary for both purchase and refinance transactions in Idaho.
Purchase Transaction Requirements
For all purchase transactions in Idaho, the following documents must be provided:
| Loan File Section | Document |
|---|---|
| Purchase Contract | Fully executed by both the buyer and the seller. |
| Credit Report | Soft tri-merge credit report for each borrowing entity member acting as a guarantor. |
| Background Report | Required for each member of the borrowing entity. |
| Track Record | Required for each member of the borrowing entity. |
| ID Verification | A government-issued ID (e.g., driver’s license, passport, Green Card). |
| Borrowing Entity | Articles of Organization/Incorporation, Operating Agreement/Bylaws, Certificate of Good Standing, W-9. |
| Scope of Work | A detailed rehab budget to determine ARV. |
| Appraisal Report | You will receive a link to pay the appraisal invoice, and the appraisal will be uploaded to your loan file. |
| Bank Statements | Two (2) most recent statements for each guarantor. Personal accounts (bank, brokerage, retirement) are acceptable and need not be in the borrowing entity’s name. |
| Letter of Explanation | If requested by underwriting, such as for large deposits, late payments, or background items. |
Refinance Transaction Requirements
For refinance transactions, similar documentation is required:
| Loan File Section | Document |
|---|---|
| Settlement Statement | Fully executed by the buyer and settlement agent. |
| Credit Report | Soft tri-merge credit report for each borrowing entity member acting as a guarantor. |
| Background Report | Required for each member of the borrowing entity. |
| Track Record | Required for each member of the borrowing entity. |
| ID Verification | A government-issued ID (e.g., driver’s license, passport, Green Card). |
| Borrowing Entity | Articles of Organization/Incorporation, Operating Agreement/Bylaws, Certificate of Good Standing, W-9. |
| Sunk Costs | Breakdown of costs already incurred for the property. |
| Scope of Work | Your detailed rehab budget to help determine ARV and guide your property rehab. |
| Appraisal Report | You will receive a link to pay your appraisal invoice, and the appraisal will be uploaded to your loan file. |
| Bank Statements | Two (2) most recent statements for each guarantor. Personal accounts (bank, brokerage, retirement) are acceptable and do not need to be in the borrowing entity’s name. |
| Letter of Explanation | If requested by underwriting, such as for large deposits, late payments, or background items. |
Special Requirements for Loans Over $1M
Loans greater than $1M (up to the $2M maximum) come with additional requirements to ensure the project’s viability and the borrower’s financial stability:
| Criteria | Explanation |
|---|---|
| Experience | A minimum of 3 similar or greater price point projects is strongly preferred. |
| Market Liquidity | A minimum of 3 comps within a 2-mile radius sold on the MLS in the last 6 months. |
| Credit Score | A minimum score of 680, with at least 5 trade lines and a 24-month history. |
| Rural Designation | Not eligible if the property is designated as rural by the CFPB and USDA or indicated in the appraisal report. |
| Track Record | Required for each member of the borrowing entity. |
Glossary of Key Terms
Here’s a quick reference for some key terms used in our loan agreements:
| Term | Definition |
|---|---|
| ADU | Accessory Dwelling Unit – A secondary housing unit on the same parcel as the main home. |
| Arms-Length | A transaction between independent parties to ensure fair market value. |
| Non-Arms-Length | A transaction where personal or business connections affect fairness or pricing. |
| Initial Advance | The portion of the total loan amount applied toward the property purchase. |
| Construction Holdback | The portion of the loan used to cover rehab costs. |
| LTARV | Loan-to-After-Repair Value – The ratio of the loan amount to the property’s estimated value after rehab. |
| LTC | Loan-to-Cost – The ratio of the loan amount to the combined purchase and rehab costs. |
| LTFC | Loan-to-Full-Cost – The ratio of the total loan amount to total cost, including both purchase price and rehab costs. |
Get an Instant Fix and Flip Loan Quote in Idaho
At OfferMarket, we’re committed to supporting real estate investors in Idaho. Our Fix and Flip loan program offers the financial flexibility and competitive rates you need to make your real estate projects successful. Start today by requesting an instant quote for your next fix-and-flip investment and begin your journey towards profitable real estate deals in Idaho.
Thousands of real estate investors get value from OfferMarket every month. Membership is entirely free and includes the following benefits:
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