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Investment property loans · Kings, Queens, New York, Bronx and Richmond counties, NY

Hard money, fix and flip and DSCR loans in New York City, NY

Investors in New York City work across five very different boroughs, from brownstone renovations in Brooklyn and Harlem to older apartment buildings in the Bronx and Victorian houses and bungalows on Staten Island. Rent regulation, city and state transfer taxes and building-code programs apply citywide, so the same purchase price can produce very different returns depending on unit count, building age and whether the asset is a house, a co-op or a multifamily building.

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Where investors buy

Neighborhoods investors look at in New York City

The city's stock runs from 19th-century brownstone and brick rowhouses in Brooklyn, Harlem and Ridgewood to early 20th-century five- and six-story apartment buildings in upper Manhattan and the Bronx. Queens and Staten Island add wood-frame houses, converted summer bungalows and newer detached homes.
BrooklynRowhouse neighborhoods such as Bedford-Stuyvesant and Crown Heights draw brownstone renovations, while Canarsie is mostly detached one- and two-family homes.
QueensRidgewood's brick rowhouses and Richmond Hill's frame houses contrast with the Rockaway peninsula, where flood exposure drives insurance costs.
The BronxOlder apartment buildings along the Grand Concourse and in Mott Haven make the borough a multifamily market, while Williamsbridge has clusters of one- and two-family homes.
ManhattanUptown, Harlem has townhouse blocks in landmark districts, and Washington Heights and Inwood are built up with early 20th-century apartment buildings and co-ops.
Staten IslandSt. George and Stapleton near the ferry have Victorian-era houses, while Midland Beach and Tottenville lean toward bungalows, townhouses and newer homes.

Loan programs

Loans for New York City real estate investors

Pick the loan that fits the deal: short-term money to buy, renovate or build, or a long-term loan to hold the property. Published limits are subject to appraisal and underwriting.
Long-term

DSCR rental loans in New York City

30-year loans for New York City rentals of 1–4 units, fixed or adjustable, qualified on the rent with no personal income verification: up to 85% of the price on a purchase, with loans from $75,000.

Purchase LTV up to85%
Term30 years
Income docsNot required
Loans from$75K

Subject to appraisal and underwriting.

DSCR loans: terms and requirements
Short-term

Fix and flip loans in New York City

Buy and renovate in New York City with up to 95% of the price and 100% of the rehab budget, on a 12–18 months interest-only loan with no prepayment penalty when the house sells.

Purchase price up to95%
Rehab funded up to100%
Term12–18 months
Prepayment penaltyNone

Subject to appraisal and underwriting.

Fix and flip loans: terms and requirements
Short-term

Bridge loans in New York City

Close quickly on a New York City property with up to 95% of the cost financed and a 12–18 months interest-only term, then sell it or refinance onto a long-term loan. No prepayment penalty.

Leverage up to95% LTC
Term12–18 months
PaymentsInterest only
Prepayment penaltyNone

Subject to appraisal and underwriting.

Bridge loans: terms and requirements
Short-term

Ground-up construction loans in New York City

Financing for new builds in New York City, from spec homes built to sell to rentals built to hold. Every project is quoted on its plans, budget and builder.

Quoted on your deal.

Construction loans: get a quote
Long-term

Multifamily and commercial loans in New York City

Financing for New York City apartment buildings of five units or more, mixed-use and commercial property, quoted on the building's income.

Quoted on your deal.

Multifamily and commercial: get a quote

Good to know

Before you buy in New York City

Local rules and costs that change a deal's numbers or closing date in New York City and Kings, Queens, New York, Bronx and Richmond counties. Sources are listed at the bottom of the page.
  • Budget for stacked transfer taxes: the city's Real Property Transfer Tax is 1% on one- to three-family homes, condos and co-op units at $500,000 or less and 1.425% above that, on top of New York State's transfer tax, and residential buyers at $1 million or more also owe the state mansion tax, with a supplemental mansion tax in New York City starting at $2 million.
  • Check rent regulation before underwriting rents: buildings with six or more units built before 1974 are often rent stabilized, and many other rentals fall under the Good Cause Eviction Law, which presumes increases above 5% plus inflation (capped at 10%) unreasonable unless an exemption applies, such as the small-landlord exemption or the one for buildings with a certificate of occupancy issued on or after January 1, 2009.
  • Plan for annual HPD registration: buildings with three or more units, and one- or two-family houses where the owner and family do not live, must register with the city every year, and rent-regulated buildings also register with New York State Homes and Community Renewal.
  • For rentals built before 1960, budget for Local Law 1 lead-paint work at each turnover, including fixing lead paint on doors and windows before a new tenant moves in, and keep the records for at least 10 years.

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Have a New York City property in mind?

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United Lending LLC offers business-purpose financing secured by non-owner-occupied investment real estate. We do not offer loans for personal, family or household purposes, or loans on owner-occupied primary residences.

Questions

Loans in New York City: common questions

Do you offer hard money loans in New York City?

Yes. United Lending LLC offers private real estate financing for investors in New York City and the rest of Kings, Queens, New York, Bronx and Richmond counties: fix and flip and bridge loans sized on the deal, and DSCR rental loans sized on the rent. We're headquartered in Brooklyn, New York, and lend nationwide.

Do you offer DSCR loans in New York City?

Yes. Our DSCR loans are 30-year loans on 1–4 unit rentals, fixed or adjustable, qualified on the property's rent against its monthly payment with no personal income verification, up to 85% loan-to-value on a purchase and loans from $75,000. Investors use them for rentals in Brooklyn, Queens and The Bronx, among other parts of New York City.

How much can I borrow for a New York City flip?

Up to 95% of the purchase price and up to 100% of the rehab budget, on a 12–18 months interest-only loan. Those are maximums, subject to appraisal and underwriting: the property, your experience and the comps set what your loan gets.

Is there a prepayment penalty on a loan in New York City?

There's no prepayment penalty on fix and flip or bridge loans. DSCR rental loans come with a choice of prepayment terms, from none up to five years, set out in your written terms before you commit.

Do I need to live in New York City or have a New York LLC?

No. You can borrow in your own name or through an LLC, wherever you live; many of our borrowers invest outside their home state. If your LLC was formed outside New York, your loan officer will tell you what's needed before closing.

New York

More places we lend in New York

Sources (8)Checked November 9, 2026

United Lending's loan terms are its published program limits. The local rules and costs on this page come from the public sources below, checked on the date shown; confirm them with the city, county or your closing attorney before you rely on them.

  1. NYC Department of Finance: Real Property Transfer Tax
  2. NYS Department of Taxation and Finance: Real estate transfer tax
  3. NYC Rent Guidelines Board: Rent stabilization FAQs
  4. NYS Homes and Community Renewal: Rent regulation
  5. NYS Attorney General: Good Cause Eviction Law
  6. NY Real Property Law Section 214 (Good Cause exemptions)
  7. NYC HPD: Register your property
  8. NYC HPD: Lead-based paint