Hard Money Lenders in Reading, PA | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inReading, Pennsylvania

Fix and flip, DSCR rental and new construction financing for Reading 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 Reading deal

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Reading deal right now

Prefilled with a realistic Reading deal. Change any number and it reprices on the programs that lend in Pennsylvania, 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 Reading

Reading is a city of brick rowhouses, block after block of them, built when the railroad and the mills made it one of Pennsylvania’s industrial centers. Prices are among the lowest of any city its size in the state, and houses sell fast: Redfin has them drawing several offers and going in under two weeks. In Pennsylvania a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). 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.

Reading is a volume buyer’s market. Rows are cheap and plentiful, but prices have been flat for a year, so a Reading flip makes its money on the buy and the budget, not on appreciation. The renovated house sells to an owner occupant, often a first-time buyer, and the price ceiling for a row is real. We look for houses with sound roofs, rear walls and party walls, because a Reading rehab that turns structural eats the margin fast.

What a Reading deal looks like on paper

Reading example: $120,000 purchase, $50,000 rehab, $245,000 after repair value, 700 credit, first flip. The engine puts that borrower on the Best Rate program at 9.49%. Think a 1910s brick row in Northeast Reading: new kitchen and bath, a furnace, electric and plumbing updates, and a rear porch and roof rebuilt. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$152,000
Cash to close$29,639
Proof of funds to show$50,351
Where the $29,639 goes
  • Down payment (15% of the purchase)You$18,000
  • Origination (0.5%)Lender$2,000
  • Lender fees (flat)Lender$1,989
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,087
  • Prepaid interest (15 days)Lender$398
  • Property insuranceInsurer$1,615
  • AppraisalAppraiser$550

Interest while you rehab: $807 a month on the $102,000 funded at closing, $1,202 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,212 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 Reading

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
Fastest Close (3 days)10% of purchaseNo minimumFirst flip OK11.99%2%75% of ARV6 months72 hours
  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 Reading prices sit right now

Before we price a Reading 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 Reading median sale price at $200K for the three months ending September 2026, up 0.2% on a year earlier. Homes sell in about 11 days and draw around 3 offers.

Median sale price, Reading (Redfin, 3 months to Sep 2026)$200,000
Change on a year earlier (Redfin)Up 0.2%
Days on market, Reading (Redfin)11

Sources: Redfin, Reading housing market, Spotlight PA, Reading building safety and inspection guide

How a Reading file actually gets priced

The Reading ARV is set from renovated rows on nearby blocks, sold in the last few months, with porch-front rows compared to porch-front rows and the bigger Centre Park houses on their own. Suburban sales in Wyomissing or Muhlenberg Township don’t carry a city row. Expect the appraiser to stay close to what renovated rows have actually closed for, and if the house was rented, we check its city registration and inspection history.

Old rowhouses here share walls, roofs and problems. A 2025 rowhouse collapse in Reading put building safety in the news, and it’s a fair reminder to have the structure looked at before you buy. Reading requires rentals to be registered and inspected periodically by its property maintenance division, and absentee owners generally need a local agent. Expect lead paint, old wiring, flat roofs and rear additions that have pulled away from the house.

Who buys your finished Reading deal

The Reading buyer is a local family or first-time buyer, many using FHA or state housing agency loans, often working in health care, logistics or manufacturing around Berks County. They need a house that passes inspection and appraises cleanly. Rents are high against the purchase price, which makes the hold a real option: a licensed row can be refinanced into a DSCR loan (a rental loan qualified on the rent).

What happens after you apply

Apply once and the whole Reading 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 Reading

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 Pennsylvania →

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 Pennsylvania →

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 Pennsylvania →

Where we lend in Reading

We broker deals across the whole Reading market. The submarkets investors ask us about most are Centre Park and the Northwest (19601), Northeast Reading and Hampden Heights (19604), Glenside and Oakbrook (19611 / 19601), Southeast Reading (19602), Southwest Reading (19611) and Millmont and the west edge (19606 / 19611).

How long does a Reading 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 Pennsylvania, and the rate, origination, leverage and cash to close come back side by side. 5-14 days to fund, as little as 72 hours on the fastest programs. We stay on title and the lender through funding.

Reading hard money FAQ

Do you lend hard money in Reading?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Reading 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 Pennsylvania, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Reading?
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); Fastest Close (3 days) (10% down, from 11.99%). 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 Reading hard money loan close?
As little as 72 hours. Most Reading fix and flip files fund in 5-14 days once the file is complete, and the 72-hour programs close that fast when title and insurance are ready. 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 Reading flip?
The worked example on this page is a $120,000 Reading purchase with a $50,000 rehab and a $245,000 after repair value at 700 credit, first flip: $18,000 down (15% of the purchase) and $29,639 total cash to close, with $50,351 of proof of funds to show the lender. The lowest down payment for a first flip in Reading 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 Reading?
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 Reading fix and flip loan?
One Reading program has no credit floor at all, it is priced on speed rather than credit. 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 Reading flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Reading 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.
Are Reading rowhouses a good first flip?
They can be, because the entry price is low, but a first-timer should pick a row with a clean roof, rear wall and party walls and a scope that is mostly cosmetic and mechanical. In Pennsylvania a first flip can be priced at 15% down with 700+ credit (from 8.99%), 10% down with 660+ credit (from 9.99%) or 10% down with no credit minimum on the fastest-close program (from 11.99%). 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.
Do I need to register a Reading flip as a rental?
Only if you rent it. Reading registers and inspects rental properties, and an unregistered rental can draw citations and fines. If your plan might turn into a hold, register the unit and pass the inspection before a tenant moves in, then the DSCR refinance can take out the hard money loan.
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 Reading: Allentown and Philadelphia. More Pennsylvania city guides: Erie, Harrisburg, Pittsburgh and Scranton. Or see everything we fund in Pennsylvania.

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