Capital Kings LLC

How much cash do I need to flip a $200K house?

About $24,959 at 5% down, or $12,894 with 100% financing, on a $200,000 first flip with a $40,000 rehab at 720 credit in Texas metro areas (MSA). That covers the down payment and every closing cost. Plan to show $50,460 in the bank on 5% down, because the lender also checks that you can cover part of the rehab and six months of interest.

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

Reviewed by Micah Foster, Founder & CEO · October 2026

Rates as of October 2026

$200,000 house, $40,000 rehab, 720 credit, first flip

Cash to close, 5% down

$24,959

With 100% financing$12,894
Proof of funds, 5% down$50,460

The deal, in pictures

Cash to close on the same deal

0% down$12,894
11.50% rate · $17,894 in closing costs
5% down$24,959
11.74% rate · $14,959 in closing costs
12.5% down$36,978
9.75% rate · $11,978 in closing costs
15% down$42,955
9.49% rate · $12,955 in closing costs

First flip at 720 credit, every closing cost included.

Capital Kings · capitalkings.co · rates as of October 2026

On 5% down: what you spend, and what just sits in your bank

Spent at closing$24,959

Stays in your bank$25,501

Shown in your bank statements (proof of funds)$50,460

The lender wants to see $50,460 in your bank statements. Only $24,959 is spent at closing.

Capital Kings · capitalkings.co · rates as of October 2026

Why 0% down works on this deal

Purchase and rehab$240,000

Closing costs rolled in$5,000

The most the lender lends, 70% of $350,000$245,000

The lender lends up to 70% of what the house is worth fixed up.

Capital Kings · capitalkings.co · rates as of October 2026

Cash to close: The money you bring to the closing table: down payment plus every closing cost.
Proof of funds: Cash the lender wants to see in your bank statements. Only the cash to close is spent; the rest stays yours.
After repair value (ARV): What the house will be worth once the rehab is done. Lenders cap the loan at a share of it.
Texas metro area (MSA): Houston, Dallas, Fort Worth, Austin, San Antonio and the smaller Texas metros. Rural Texas starts at 10% down.
Reserves: Months of payments or interest you show in the bank. They stay in your account.
Draws: Rehab or build money released after each phase is finished and inspected.

The short answer, as of October 2026

More down buys a lower rate. Less down costs more in fees, so the least cash and the cheapest loan are different programs.
The rehab is not in cash to close. The lender funds it in draws as the work is inspected.
The deal has to fit: 95% of the purchase plus the rehab under 75% of the after repair value on 5% down.
0% and 5% down are for Texas metro areas (MSA). Elsewhere, flips usually start at 10% down.

Capital Kings LLC is a broker, not a lender. We compare every file across 400+ lenders and send the term sheet with every fee on it before you sign.

Every dollar, line by line

A $200,000 purchase, a $40,000 rehab and a $350,000 after repair value, 720 credit, first flip, in the Houston, Dallas-Fort Worth, San Antonio or Austin metro. The real term sheet on 5% down and on 100% financing, every line labeled by who gets paid:

Cash to close$24,959

Proof of funds to show$50,460

Where the $24,959 goes

Down paymentEquity$10,000
Appraisal feeAppraiser$550
Prepaid interestLender$917
Origination and lender feesLender$5,440
Broker feeBroker$2,300
Closing / titleTitle co$3,472
Property insuranceInsurer$2,280

Proof of funds adds $12,000 of the rehab and $13,501 of interest, money that stays in your account. The gold broker line is the only money Capital Kings earns.

A sample sheet for a made-up borrower, built the same way yours is. Yours takes about five minutes and doesn’t pull your credit.

Have a deal in mind?Get my real numbers Text Micah

How do the options compare?

More down buys a lower rate, and less down usually costs more in fees, so the cheapest loan and the least cash are not the same program.

Cash to close on the same $200,000 flip, four ways

Program	Rate	Down payment	Closing costs you pay	Cash to close	Proof of funds
0% down	11.50%	$0	$12,894 ($5,000 more in the loan)	$12,894	$49,644
5% down	11.74%	$10,000	$14,959	$24,959	$50,460
12.5% down	9.75%	$25,000	$11,978	$36,978	$59,459
15% down	9.49%	$30,000	$12,955	$42,955	$64,920

$200,000 purchase, $40,000 rehab, $350,000 after repair value, 720 credit, first flip, interest-only (0% down on a 6-month term, 5% down on a 12-month term, 12.5% down on a 12-month term, 15% down on a 12-month term), rehab funded in draws. Closing costs are origination, lender fees, our 1% broker fee, title, insurance, the appraisal and prepaid interest. Proof of funds is cash you show in the bank on top of cash to close: part of the rehab and six months of interest. It stays in your account. Rates as of October 2026.

Price my deal →Run your flip on the Texas calculator Flip programs by state

How does it actually work?

Cash to close is the down payment plus the closing costs: origination, the lender’s fees, title, a year of insurance, the appraisal, about two weeks of prepaid interest and our 1% broker fee. Every line is on the term sheet above.

With 100% financing the lender rolls $5,000 of the closing costs into the loan because this deal fits under 70% of the after repair value with room to spare. The trade is $2,935 more in fees than 5% down.

0% and 5% down are for properties inside a Texas metro area (MSA). Rural Texas and other states usually start at 10% down; your state page has those numbers.

What else do people ask?

How much cash do I need to flip a $200K house?

On a $200,000 purchase with a $40,000 rehab and a $350,000 after repair value, at 720 credit on a first flip: $12,894 to close with 100% financing, $24,959 at 5% down, $36,978 at 12.5% down and $42,955 at 15% down. Rates as of October 2026. On top of cash to close, the lender checks proof of funds in your account, $50,460 in all on 5% down.

What is included in cash to close on a fix and flip?

The down payment plus every closing cost: origination, the lender’s fees, title, the first year of insurance, the appraisal, prepaid interest and our 1% broker fee ($2,000 minimum). At 5% down on this deal that is $10,000 down and $14,959 of closing costs, $24,959 in all. The rehab is funded by the lender in draws, so it is not part of cash to close.

What is proof of funds and why is it more than cash to close?

It is cash the lender wants to see in your account on top of what you bring to closing, enough to cover part of the rehab and six months of interest. It stays in your account. At 5% down on this deal it is $50,460: $24,959 to close, $12,000 of the rehab and $13,501 of interest.

Can I flip a $200K house with no money down?

In Texas metro areas (MSA), yes, when the purchase plus the rehab fits under 70% of the after repair value. On this deal the cap is $245,000, so the lender funds the whole $240,000 and rolls $5,000 of the closing costs into the loan. You still bring $12,894 and show $49,644 in proof of funds, including reserves of 15% of the loan. The rate is 11.50% with 3% origination, and there is no credit minimum.

Is 5% down cheaper than 100% financing?

In fees, yes. On this deal 5% down costs $14,959 in closing costs at 11.74%, and 100% financing costs $17,894 at 11.50%, $2,935 more. 100% financing is the least cash to close, $12,894 against $24,959. If you have the cash, 5% down usually costs less to get the loan.

What credit score do I need to flip a house?

590 and up for 5% down, no minimum for 100% financing, and 700 and up for the 15% down program at 9.49%. Under 650 on 100% financing, the rate is set case by case.

Do I need experience to get a fix and flip loan?

No. Every number on this page is priced as a first flip. Completed flips lower the rate from there.

What if the house is outside Texas?

We place flip loans in 38 states, and outside Texas metro areas (MSA) most flips start at 10% down. Your state page has the programs and rates for that state, priced the same way, and the application prices your exact deal.

Do you pay a referral fee if I send you an investor?

Yes. We pay $500 to anyone who refers a real estate investor, realtors, wholesalers, contractors, other investors and lenders included, every time that investor closes a loan with us, for life. It comes out of our broker fee, so it never changes the investor’s terms. The details are on our referral program page.

Is Capital Kings the lender?

No. Capital Kings LLC is a broker, not a lender. We compare your flip across 400+ lenders, and our broker fee is one labeled line on the term sheet before you sign.

Which questions have worked examples?

Founder & CEO

Micah Foster

Micah brokers fix and flip, DSCR and new construction loans for real estate investors across 38 states. He founded Capital Kings LLC to give investors a broker who compares the market on their behalf instead of pitching one lender’s product, and every term sheet is itemized down to the last fee.

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About five minutes to a real term sheet for your deal. No credit pull, every fee on the page.

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