Hard Money Lenders in Cambridge, MA | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inCambridge, Massachusetts

Fix and flip, DSCR rental and new construction financing for Cambridge investors. We do not lend our own money, we shop your deal across a 400+ lender network and come back with real terms you can compare on total cost.

Get a term sheet →Price a Cambridge deal

Prefer to talk it through? Call or text Micah at (281) 636-5682.

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Cambridge deal right now

Prefilled with a realistic Cambridge deal. Change any number and it reprices on the programs that lend in Massachusetts, with the same math as our term sheets.

Sizing your flip on the same terms as the term sheet. Get a real term sheet →

Financing a deal in Cambridge

Cambridge is home to Harvard, MIT and the Kendall Square life science cluster, and its housing prices reflect it. The city is almost entirely built out with older wood frame homes: workers’ cottages and two families in East Cambridge and The Port, Victorians and two and three family houses in Cambridgeport and Mid-Cambridge, and larger singles toward West Cambridge and Huron Village. Very little sells as a true single family fixer, and when one does, the competition is intense.

A Cambridge flip is a high dollar, high precision project. Purchase prices run into seven figures, the renovated product is compared against the best finishes in the Boston area, and buyers pay for quality, not just square footage. Many deals here are two or three family houses renovated and sold as condos, or full gut rehabs of a single, and both lean on city permits, historical review and a contractor who has worked in Cambridge before. Time is the expensive part: every month of carry on a loan this size is real money.

What a Cambridge deal looks like on paper

Cambridge example: $950,000 purchase, $180,000 rehab, $1,550,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1900s North Cambridge single with vinyl over clapboard, a steam system, a galvanized water line, and a kitchen and two baths to rebuild. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$987,500
Cash to close$178,513
Proof of funds to show$261,370
Where the $178,513 goes
  • Down payment (15% of the purchase)You$142,500
  • Origination (0.5%)Lender$4,938
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$7,438
  • Title and closing (estimate at Texas rates)Title$7,214
  • Prepaid interest (15 days)Lender$3,149
  • Property insuranceInsurer$10,735
  • AppraisalAppraiser$550

Interest while you rehab: $6,386 a month on the $807,500 funded at closing, $7,809 once every draw is out. Proof of funds is cash to close plus $36,000 of rehab reserve and $46,857 of interest reserve. Sample borrower, sample address; the sheet is issued by the same engine as the borrower’s instant term sheet.

Fix and flip programs in Cambridge

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Best Rate15% of purchase700+First flip OK8.99% to 9.49%0.5%70% of ARV12 months5-14 days
First Flip, 10% Down110% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips27.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips35% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips40% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate 9.99% with 2% to 2.25% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 87.5% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  2. Rate 9.99% with 1.5% to 1.75% origination by credit; more origination buys the rate down as far as 8.99%. Loans under $150,000 add 0.5% to the rate and 0.5% to the origination, under $100,000 1.5% and 1%. Under 680 credit the loan caps at 90% of cost. Standard interest, charged only on funds drawn. The loan is capped at a share of purchase plus rehab, the full rehab held back for draws, and the ARV must be at least 1.25 times purchase plus rehab. Processing $500, legal $1,495 and underwriting $795.
  3. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  4. Needs 2 completed flips in the last two years and about $75,000 in verified liquidity. Rate 9.5% to 12% with 2% to 3% origination, set per file. Purchase plus rehab must fit under 70% of ARV.

Origination has a $2,000 minimum on most programs (a few lenders set a higher one, noted above) and our broker fee is 1% with a $2,000 minimum and a $10,000 maximum. These are the numbers our term sheets use as of October 2026. Strong credit, cash and a track record can price lower through specific lenders in the network.

Where Cambridge prices sit right now

Before we price a Cambridge flip, we look at where sales in the city sit today. Your block can run well above or below these numbers, so treat them as the starting point, not the answer.

Redfin puts the Cambridge median sale price at $1.3 million over the three months through September 2026, up 9.1% from a year earlier, with homes selling in about 28 days, around four offers per home and 203 sales in September.

Median sale price, Cambridge (Redfin, 3 months to Sep 2026)$1,300,000
Days on market, Cambridge (Redfin)28
Average offers per home (Redfin)4
Homes sold in September 2026 (Redfin)203
Share of properties at severe 30-year flood risk (First Street via Redfin)33%

Sources: Redfin, Cambridge MA housing market

How a Cambridge file actually gets priced

Cambridge values are set block by block and by product type. A renovated condo in a converted two family, a full single and an unrenovated house are three separate markets, and Mid-Cambridge does not comp North Cambridge. We build the value from recent closed sales of the same product in the same neighborhood, and we expect the appraiser to look hard at price per square foot, since a small change in it moves the number by tens of thousands. Loan size matters here too, so we confirm the program’s limits before you offer.

Flood exposure is higher than people expect: Redfin’s First Street data puts about 33% of Cambridge properties at severe 30 year flood risk, from the Charles River edge, Alewife Brook and low ground in East Cambridge and North Cambridge. Check the parcel and the insurance quote early. Older buildings can trigger Cambridge Historical Commission demolition review, parts of the city sit in conservation districts, and Massachusetts’ lead law requires deleading when a child under six lives in a rental, so plan for lead work on any home you might rent.

Who buys your finished Cambridge deal

The finished Cambridge home sells to university faculty and staff, biotech and tech employees, and buyers relocating from New York and beyond who want to live near the Red Line and the campuses. They expect a top tier finish, modern systems and good light. Condo conversions sell unit by unit to the same pool. A rental exit is possible, but at these prices a DSCR refinance rarely cash flows, so most Cambridge projects are built to sell.

What happens after you apply

Apply once and the whole Cambridge loan lives in the borrower portal: the term sheet you can accept and sign in the browser, where the loan stands, one place for documents, and the list of what the lender is still waiting on. These are real screens from the portal.

Capital Kings borrower portal: Welcome to your file
Welcome to your fileSign in and the term sheet is waiting, with every fee and who it goes to.
Capital Kings borrower portal: Where the loan stands
Where the loan standsApplication, appraisal, title, underwriting, clear to close.
Capital Kings borrower portal: Run the deal again
Run the deal againThe analyzer priced off your real numbers, before and after the appraisal.
Capital Kings borrower portal: What the lender still needs
What the lender still needsEvery open condition, what clears it, and who it is waiting on.

The full walkthrough is on how it works, and you can tour the borrower portal before you apply.

What we fund in Cambridge

Fix and flip

10%down on a first flip
Rates
from 8.99% at 760+ credit
With experience
0% down with 2+ completed flips, purchase plus rehab under 70% of ARV
Rehab
100% funded, paid in draws
Fix and flip loans in Massachusetts →

Rental (DSCR)

7.00%rates from, 30-year fixed
Qualify on
the rent, no W-2s or tax returns
Down
from 20% at 700+ credit
Good for
buy-and-hold, and the refinance when a flip becomes a rental
DSCR loans in Massachusetts →

New construction

95%of cost with a financed interest reserve, after 1 completed build
Rates
from 8.49% with 5+ completed builds
First build
85% of cost with a GC who has 5+ builds
Builds
single family to small multifamily
New construction loans in Massachusetts →

Where we lend in Cambridge

We broker deals across the whole Cambridge market. The submarkets investors ask us about most are North Cambridge (02140), Cambridgeport (02139), Mid-Cambridge (02139 / 02138), East Cambridge (02141), The Port and Area Four (02139), West Cambridge and Huron Village (02138) and Strawberry Hill and Cambridge Highlands (02138).

How long does a Cambridge loan take to fund?

You send the address, purchase price, rehab budget and your ARV, which takes about five minutes and no credit pull. We take it to the lenders in our network that fit it and are licensed in Massachusetts, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund. We stay on title and the lender through funding.

Cambridge hard money FAQ

Do you lend hard money in Cambridge?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Cambridge scenario across a 400+ lender network and bring back real terms instead of one lender’s rate sheet. The programs on this page are the ones whose lenders are licensed in Massachusetts, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Cambridge?
As of October 2026: Best Rate (15% down, from 8.99%); First Flip, 10% Down (10% down, from 9.99%); 7.5% Down, 3+ Flips (7.5% down, from 9.99%, 3+ completed flips); 5% Down, 5+ Flips (5% down, from 9.99%, 5+ completed flips); 100% Financing, 2+ Flips (100% financing when purchase plus rehab fits under 70% of ARV, from 9.50%, 2+ completed flips). Rehab is funded 100 percent in draws on every one of them, and we shop the file against the rest of the network before anything is signed.
How fast can a Cambridge hard money loan close?
Most Cambridge fix and flip files fund in 5-14 days once the file is complete. The First Flip, 10% Down program and the 7.5% Down, 3+ Flips program close in 21-30 days. The biggest delays are usually title issues or missing borrower documents, so getting those started early makes a big difference.
How much do I need to bring to close on a Cambridge flip?
The worked example on this page is a $950,000 Cambridge purchase with a $180,000 rehab and a $1,550,000 after repair value at 700 credit, first flip: $142,500 down (15% of the purchase) and $178,513 total cash to close, with $261,370 of proof of funds to show the lender. The lowest down payment for a first flip in Cambridge is 10% down from 9.99% at 660+ credit. Investors with a track record can go to 0% down (100% financing) from 9.50% at 620+ credit with 2+ completed flips, when purchase plus rehab fits under 70% of ARV, and you still bring the closing costs in cash. Rehab is funded 100 percent through draws in every case. Run your own numbers in the calculator above, or send us the deal and we will price it.
Do you fund the rehab budget in Cambridge?
Yes, 100 percent of the rehab is funded, but it is a holdback released in draws rather than cash at closing. You pay for each phase, request a draw, an inspector verifies the work, and the lender reimburses. That means you need working capital to float the first phase, which is the single most common thing new investors miss on their first deal.
What credit score do I need for a Cambridge fix and flip loan?
The lowest credit floor among the Cambridge programs is 620, on 100% financing (under 70% of ARV) with 2+ completed flips. A first flip needs 660 or higher. The lowest rate here, 8.99%, needs 760+ credit. Depending on the program, rates step down at 760 credit and origination steps down at 700 and 740. Credit matters less here than on a conventional loan because the deal carries the file, but it moves your rate and your leverage, so know where you stand before you make offers.
Can I refinance a Cambridge flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Cambridge flip becomes a hold. A DSCR loan qualifies on the property’s rental income rather than your W-2, so once the rehab is done and it is leased, you refinance out of the short-term hard money loan into 30-year financing. Worth deciding before you start, because it changes what finish level makes sense.
Can a first time investor finance a Cambridge flip?
Yes, if the numbers and the experience fit the size of the project. In Massachusetts a first flip can be priced at 15% down with 700+ credit (from 8.99%) or 10% down with 660+ credit (from 9.99%). Programs that need completed flips: 7.5% down from 9.99% with 3+ flips; 5% down from 9.99% with 5+ flips; and 100% financing from 9.50% with 2+ flips when purchase plus rehab fits under 70% of ARV. At Cambridge prices the cash to close is large, so run your exact deal in the calculator before you offer.
How competitive is the Cambridge market right now?
Very. Redfin puts the Cambridge median sale price at $1.3 million over the three months through September 2026, up 9.1% from a year earlier, with homes selling in about 28 days and around four offers each. You need financing lined up before you bid.
Micah Foster
Micah Foster
Founder & CEO, Capital Kings LLC
Micah brokers Non-QM and hard money loans for real estate investors across 38 states from his base in Texas. He founded Capital Kings to give investors a broker who shops the market on their behalf instead of pitching one lender product.

What to read before you sign a term sheet

Hard money near Cambridge: Boston, Lowell and Worcester. More Massachusetts city guides: Springfield. Or see everything we fund in Massachusetts.

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