Hard Money Lenders in Sioux City, IA | Capital Kings LLC
Capital Kings LLC · Non-QM Mortgage Broker

Hard Money Lenders inSioux City, Iowa

Fix and flip, DSCR rental and new construction financing for Sioux City 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 Sioux City deal

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

Reviewed by Micah Foster, Founder & CEO, October 2026

Price a Sioux City deal right now

Prefilled with a realistic Sioux City deal. Change any number and it reprices on the programs that lend in Iowa, 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 Sioux City

Sioux City sits where Iowa, Nebraska and South Dakota meet on the Missouri River, and it’s a working town built on food processing, healthcare and freight. The housing is a mix of early 1900s houses climbing the Loess Hills on the north and west sides and post-war ranches and split-levels spread across Morningside. Prices are modest, demand from plant and hospital workers is steady, and homes have been selling within a few weeks.

Morningside is the flip lane in Sioux City. It’s the largest owner-occupant area, the houses are newer and simpler, and the comps are plentiful. The north side has the grand older houses around Rose Hill and the Country Club area, which can be great flips but carry bigger scopes. The west side and the older neighborhoods near downtown are cheaper and rental heavy. Because the typical house here is modest, a first flip often needs a larger home or a fuller renovation to reach the loan size a program will write.

What a Sioux City deal looks like on paper

Sioux City example: $125,000 purchase, $50,000 rehab, $245,000 after repair value, 700 credit, first flip. The engine puts that borrower on the First Flip, 10% Down program at 9.99%. Picture a 1960s split-level in Morningside with room for a family: roof and siding, a kitchen, two baths, a furnace and AC, and drainage regraded away from the foundation. Every number below is what the instant term sheet prints for that deal, so the picture cannot contradict the page.

Loan amount$157,500
Cash to close$31,405
Proof of funds to show$52,772
Where the $31,405 goes
  • Down payment (10% of purchase plus rehab)You$17,500
  • Origination (2.13%)Lender$3,347
  • Lender fees (flat)Lender$2,790
  • Broker fee (1%)Broker$2,000
  • Title and closing (estimate at Texas rates)Title$3,114
  • Prepaid interest (15 days)Lender$441
  • Property insuranceInsurer$1,663
  • AppraisalAppraiser$550

Interest while you rehab: $895 a month on the $107,500 funded at closing, $1,311 once every draw is out. Proof of funds is cash to close plus $13,500 of rehab reserve and $7,867 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 Sioux City

Swipe the table for rates, credit and terms →

ProgramDown paymentMin creditExperienceRateOriginationMax loanTermClose
Experienced Investor Rate115% of purchase680+2+ completed flips9.00%0.75%75% of ARV12-24 months7-14 days
First Flip, 10% Down210% of purchase + rehab660+First flip OK9.99%2%75% of ARV12 months21-30 days
7.5% Down, 3+ Flips37.5% of purchase + rehab660+3+ completed flips9.99%1.5%75% of ARV12 months21-30 days
5% Down, 5+ Flips45% of purchase660+5+ completed flips9.99% to 10.99%2%75% of ARV9-24 months10-14 days
100% Financing, 2+ Flips50% (100% financing)620+2+ completed flips9.50% to 12.00%2.5%70% of ARV9 months7-14 days
  1. Rate and origination are the program floor; two completed projects in the last 36 months preferred.
  2. 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.
  3. 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.
  4. Rate is set per file from 9.99%; origination about 2% plus a $995 processing fee.
  5. 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 Sioux City prices sit right now

Before we price a Sioux City 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 Sioux City median sale price at $234,000 for the three months ending September 2026, up 9.0% on a year earlier, with homes selling in around 20 days.

Median sale price, Sioux City (Redfin, 3 months to Sep 2026)$234,000
Change from a year earlier (Redfin)+9.0%
Days on market, Sioux City (Redfin)20

Sources: Redfin, Sioux City housing market

How a Sioux City file actually gets priced

Woodbury County appraisals stay close to the neighborhood, so we comp Morningside against Morningside and the north side against the north side, using renovated sales from the last 90 days. The hills matter: a house on a steep lot with a failing retaining wall or a wet lower level sells for less than its twin on flat ground. Iowa has no private title insurance, so the closing runs on an abstract update, an attorney title opinion and a certificate from Iowa Title Guaranty; build a few extra days into the calendar for it.

The Loess Hills are fine wind-blown soil that erodes and shifts, so slopes, retaining walls and foundation movement are the line items to inspect on the north and west sides. The Floyd River flooded the city badly in 1953, and low ground near the Floyd, Perry Creek and the Missouri still needs a flood check. Older houses carry lead paint and old wiring. Iowa radon is high across the board, and plains wind and hail make roof age a question on every file.

Who buys your finished Sioux City deal

The finished Sioux City house sells to a local buyer: a worker at one of the meat and food plants, a nurse at one of the hospitals, a Morningside University family, or someone moving across the river from Nebraska or South Dakota. Those buyers are price sensitive and often use FHA financing, so a clean inspection helps. Finish to the street, not above it. Rents hold up well relative to prices, so a DSCR refinance is a practical fallback on the west and north sides.

What happens after you apply

Apply once and the whole Sioux City 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 Sioux City

Fix and flip

10%down on a first flip
Rates
from 9.00% at 680+ credit with 2+ completed flips
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 Iowa →

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 Iowa →

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 Iowa →

Where we lend in Sioux City

We broker deals across the whole Sioux City market. The submarkets investors ask us about most are Morningside (51106), North side, Rose Hill and Country Club (51104), West side (51103), Downtown and Historic Fourth Street (51101) and Indian Hills and the northeast (51104).

How long does a Sioux City 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 Iowa, and the rate, origination, leverage and cash to close come back side by side. Plan on 7-14 days with completed flips and 21-30 days on a first flip. We stay on title and the lender through funding.

Sioux City hard money FAQ

Do you lend hard money in Sioux City?
Yes. Capital Kings is a broker, not a direct lender, so we shop your Sioux City 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 Iowa, and the numbers come from the same engine that prices our instant term sheet.
Which fix and flip programs apply in Sioux City?
As of October 2026: Experienced Investor Rate (15% down, from 9.00%, 2+ completed flips); 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 Sioux City hard money loan close?
In Iowa, once the file is complete, the programs for investors with completed flips close in 7-14 days (10-14 on 5% down with 5+ flips, 21-30 on 7.5% down with 3+ flips) and a first flip on the 10% down program closes 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 Sioux City flip?
The worked example on this page is a $125,000 Sioux City purchase with a $50,000 rehab and a $245,000 after repair value at 700 credit, first flip: $17,500 down (10% of purchase plus rehab) and $31,405 total cash to close, with $52,772 of proof of funds to show the lender. 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 Sioux City?
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 Sioux City fix and flip loan?
The lowest credit floor among the Sioux City 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, 9.00%, needs 680+ credit and 2+ completed flips. Depending on the program, 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 Sioux City flip into a rental loan?
Yes. That is the BRRRR exit, and it is the most common way a Sioux City 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.
Is Sioux City a good place for a first flip?
It can be, because prices are modest and finished houses sell. In Iowa a first flip can be priced at 10% down with 660+ credit (from 9.99%). The catch is loan size: many Sioux City houses are cheap enough that a small flip falls under the program minimum. A bigger Morningside house or a deeper renovation, like the example above, usually fixes that.
What should I check on a Sioux City house in the Loess Hills?
Start outside. Look at the retaining walls, the grade around the foundation and where the water goes in a storm. Then check the basement walls for bowing and the floors for slope. A structural opinion before you buy is cheap compared to rebuilding a wall after closing, and the next buyer’s inspector will look at the same things.
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 Sioux City: Des Moines and Omaha. More Iowa city guides: Cedar Rapids, Davenport and Iowa City. Or see everything we fund in Iowa.

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