Oregon Fix and Flip Loan

Last Updated: April 14, 2025

Welcome to OfferMarket’s exclusive Fix and Flip Loan Program for Oregon real estate investors. Whether you’re transforming properties in the bustling neighborhoods of Portland, reviving homes in Eugene, or seizing opportunities in the state’s picturesque rural regions, our program is designed to deliver the funding and flexibility you need. Read on to learn how you can leverage Oregon’s dynamic market for your next profitable project.

Why a Fix and Flip Loan in Oregon Makes Sense

Oregon offers a unique blend of thriving urban centers and serene countryside, making it a hotspot for savvy investors. Strong job growth, a balanced cost of living, and diverse property types create an environment ripe with potential. By tapping into OfferMarket’s Fix and Flip Loan, you gain access to funds that empower you to acquire, renovate, and ultimately resell properties in a market known for its steady appreciation and robust demand.

What Our Oregon Fix and Flip Loan Offers

1. Loan Amount Flexibility

• Starting Amount: $25,000 – ideal for small-scale flips that require minimal funding.

• Upper Limit: $2,000,000 – perfect for more substantial projects. Note that loans exceeding $1M generally require at least three years of hands-on experience and proven sales data.

• Determination: The funded amount is based on the property’s purchase price, rehab expenditures, and the projected After Repair Value (ARV).

2. ARV Guidelines

• Minimum ARV: $100,000 – set to ensure your project maintains a profitable margin.

• Loan-to-ARV Ratio: Up to 75% – with a sliding scale depending on your experience. New investors might secure up to 70% for less intensive renovations, while seasoned flippers can reach the 75% mark on more comprehensive projects.

• Assessment: We determine ARV through detailed appraisal reports or our swift internal evaluations.

3. Breakdown of Funds

• Initial Purchase Funding: Secure up to 90% of the purchase price. Typically, investors new to the market receive around 80%, while experienced professionals can access up to 90%; adjustments may apply if your credit is below 720 or if you work with licensed contractors (an additional 10% may be available).

• Renovation Reserve: Up to 100% of your rehab budget is set aside, with funds disbursed through our easy-to-use mobile platform, usually within 0–2 days.

• Down Payment: A minimum cash deposit of $10,000 is required for properties priced under $100K.

• Disbursement Flexibility: There are no rigid limits on draw amounts; for pre-installed materials, we may advance 50% of the costs.

4. Interest and Fees Overview

• Variable Interest: Our rates adjust according to current market conditions. Contact us for the latest figures.

• Origination Fee: Ranges from 1.5 to 2 points (with a minimum fee of $2,000), meaning a $100,000 loan at 2 points would incur a fee starting at $2,000.

• Additional Fees: Includes a flat $270 per draw, a $30 fee for each wire transfer, and any appraisal costs you incur.

• Interest Computation: Interest is calculated on the full amount for loans under $100K, whereas for larger sums, it’s charged only on the disbursed funds.

5. Loan Duration Options

• Standard Term: 12 months, with the possibility to extend up to 18–24 months for projects that need a bit more time.

• Extension Policy: You can extend your loan term by as much as half the original period (for example, an extra 6 months on a 12-month term) at an additional fee (1% per 3 months or 2.5% for 6 months).

6. Repayment Structure

• Payment Method: Enjoy interest-only payments during your renovation period, culminating in a balloon payment at maturity.

• No Early Payoff Fees: There are no penalties if you choose to settle your loan ahead of schedule.

• Guarantee Requirement: Full recourse is applied, with 51% of your LLC or Corporation backing the loan on purchases and 100% on refinances.

7. Exit Strategy Essentials

• Sale Proceeds: Ensure a minimum return of 30% and net at least $15,000 profit when you sell the property.

• Refinance Criteria: For refinancing, a post-renovation Debt Service Coverage Ratio (DSCR) of at least 1.1 is required.

• Versatility: Whether you plan to resell or rent, our dual exit options allow you to pivot based on Oregon’s market trends.

8. Who Can Qualify?

• Experience Levels: Newcomers can start at Tier 1 (around 80% purchase advance), while investors with a record of 10+ projects may access up to a 90% advance.

• Credit Benchmark: A minimum credit score of 680 is preferred, with some flexibility for scores slightly below.

• Business Structure: Your borrowing entity must be established as an LLC or Corporation.

• Liquid Assets: You’ll need sufficient funds for closing and an additional cushion amounting to 25% of your rehab budget.

9. Property and Project Criteria

• Property Types: We finance 1–4 unit residential buildings – including single-family homes (at least 700 sq ft), duplexes, triplexes, quadplexes (each unit should be no less than 500 sq ft), condos, townhomes, and Planned Unit Developments (PUDs).

• Land Limits: Projects can be on parcels up to 5 acres—ideal for rural ventures.

• Renovation Scope: Suitable projects range from light cosmetic updates (under 25% of the purchase cost) to full-scale remodels, though beginners are encouraged to start with moderate updates.

• Geographic Scope: Loans are provided solely within Oregon. Note that rural projects typically involve a 20% reduction in the advance and require additional experience (at least 3 years).

10. Evaluation and Approval Process

• Underwriting: Our underwriting process takes into account the planned ARV, renovation scope, your experience, and the local market conditions—ranging from urban centers like Portland to more spread-out rural regions.

• Valuation Options: We use comprehensive appraisals or internal assessments tailored to your specific property.

• Speedy Decisions: Draw requests are processed in as little as 0–2 days, so your funding is released promptly once you’ve submitted the necessary paperwork.

• Proven Track Record: With a default rate below 0.5%, our rigorous evaluation process reinforces our commitment to your success.

11. Ongoing Support and Adaptability

• Personalized Guidance: Our dedicated deal advisors are available to assist you with customized rehab calculators and market insights tailored to Oregon’s conditions.

• Draw Inspections: Maintain full control with our self-service draw inspection process.

• Adaptive Funding: We proactively manage draw approvals to ensure your project is continuously supported through its various stages.

12. Clear Cost Breakdown and Disclosures

• Example Cost Scenario: For a $250,000 property in Oregon, here’s what to expect:

  • Origination Fee (2 points): Roughly $2,500

  • Per Draw Fee: $270

  • Wire Transfer Fee: $30

  • Renovation Funding: Up to 100% of your outlined rehab budget is available.

• Transparency: Every fee—including draw, wire, and extension fees—is disclosed from the outset.

• Rural/Advanced Projects: For rural investments, expect a 20% reduction in advance funding; more extensive renovations might be capped at 70% LTARV or adhere to an 85–90% Loan-to-Full-Cost limit.

Why Investors Choose OfferMarket for Oregon Fix and Flip Loans

OfferMarket’s program is intentionally crafted to provide Oregon real estate investors with a distinct competitive advantage. We combine robust financing options, streamlined approvals, and personalized support to ensure that every stage of your flip—from acquisition to sale—is backed by a system designed with your success in mind.

• Attractive Financing

  Our lending solution offers access to as much as 90% of your project’s total cost. This substantial funding minimizes the amount of upfront cash you need to invest, allowing you to dedicate more of your budget toward value-adding improvements and strategic renovations. Whether you're working on a modest update or a major remodel, our flexible funding structure adapts to your project's scale, ensuring that you have the resources to execute your vision without financial strain.

• Favorable Repayment Plans

  Managing cash flow is critical in the fast-paced world of real estate, and our repayment options are tailored to support you during every phase of the project. With interest-only payment schedules during the renovation period, you’re not burdened by full repayments until the project concludes. This structure not only eases the financial pressure but also gives you the freedom to reinvest profits or seize new opportunities at your own pace. Moreover, the absence of early repayment penalties allows you to pay off your loan ahead of schedule, further enhancing your financial flexibility.

• Rapid Approvals

  Time is a crucial factor in real estate investments, and our accelerated approval process is designed to help you move quickly in a competitive market. We understand that delays can translate into missed opportunities, which is why our advanced draw system processes funding requests in just a few days. This rapid response means you can secure necessary funds promptly, keeping your project on schedule and allowing you to capitalize on promising market conditions without unnecessary waiting.

• Expert Support

  Navigating the complexities of property renovation is easier with a knowledgeable partner by your side. Our team comprises seasoned real estate professionals and renovation experts with deep insights into the Oregon market. They provide tailored guidance—from fine-tuning your rehab budget to offering market-specific renovation tips—helping you avoid common pitfalls and optimize your project’s potential. This personal level of support ensures that you not only meet but exceed your investment goals.

• Complete Transparency

  At OfferMarket, clear communication is at the heart of our approach. Every fee, term, and loan condition is disclosed upfront, so you know exactly what to expect from the outset. This level of clarity fosters a trust-based relationship, giving you the confidence to plan your project without worrying about hidden surprises. By knowing all costs in advance, you can make well-informed decisions that bolster your financial strategy and project outcomes.

• Flexible Strategies

  Market conditions can change rapidly, and having the ability to pivot is essential for maximizing returns. Our loan program is designed with versatility in mind, offering you the option to either sell a finished property quickly for a profit or convert it into a rental for long-term income. This flexibility allows you to adapt your strategy based on evolving market trends, ensuring that your investment remains resilient and profitable regardless of fluctuations in market dynamics.

• Low Default Experience

  A track record of less than 0.5% default is a strong indicator of the sound risk management practices and rigorous underwriting standards that underpin our program. This exceptional performance not only reflects our careful assessment of every project but also instills confidence that your investment is safeguarded. By choosing a lender with such a proven record, you benefit from a stable, reliable financing option that helps reduce your overall risk while enabling you to focus on growing your real estate portfolio.

How You Can Profit from Oregon Real Estate

Consider the following example to see how our program can maximize your returns:

• Purchase Price: $300,000

• Rehab Budget: $90,000

• Anticipated After Repair Value (ARV): $450,000

Breakdown of Financing:

• Loan Amount (75% of ARV): $337,500

• Initial Funds for Purchase (90% of purchase price for experienced investors): $270,000

• Required Down Payment: $30,000 (the difference between the purchase cost and your upfront funds)

• Renovation Budget: Fully covered with $90,000 allocated for rehab

Profit Potential:
Once your property is revamped and sold at $450,000, after repaying your loan along with any applicable fees and renovation costs, the remaining funds represent your profit—highlighting the potential high returns on your investment.

Oregon Fix and Flip Loan: Required Documentation

To ensure a smooth funding process, you’ll need to prepare several documents for both property purchases and refinancing.

Purchase Transaction Documents

Refinance Transaction Documents

Special Criteria for Loans Over $1M

Glossary of Essential Terms