© WHERE WE LEND CRANSTON · RI
HARD MONEY LENDER CRANSTON
Direct private capital for Cranston investors, underwritten on the property and funded from San Diego.
CALL OR TEXT US (619) 617-2797
- GOOGLE RATING 150+ REVIEWS
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- VETERAN OWNED Company NMLS 1416824 · Branch NMLS 2554618
Cranston wraps around the south side of Providence and splits into two markets. The eastern end, Edgewood and Pawtuxet Village, is dense, older and walkable to the city. Western Cranston is suburban, newer and family-driven. That split, inside one Providence County city, lets investors choose between yield and stability without leaving the tax map.
Cranston is one of the Rhode Island markets Loan Goat lends in year round. Providence County files and deals in Providence, East Providence and Warwick are underwritten identically, on value, exit and the plan for the property.
Loan Goat is a direct lender with in-house capital and no loan committee, headquartered in San Diego and funding across 46 states. A Cranston borrower deals with the lender itself, not a broker shopping the file, which is the difference between a quote you can act on and a quote that needs a second opinion.
© THE COST CRANSTON · RI
WHAT DO CRANSTON HARD MONEY LOANS COST
Pricing a Cranston deal is straightforward. Bridge runs from 9.00% to 13.00% and moves with leverage and risk. Ask for more of the purchase price and the rate moves up; bring a stronger exit and it moves down. Residential bridge goes to 75% LTV and commercial to 70%.
Every quote is written before an appraisal is ordered, so a Cranston investor knows the rate, the leverage, the term and the fees while there is still time to walk. No prepayment penalty on the bridge programs means a flip that sells in four months costs four months of interest, not twelve.
| PROGRAM | RATES | LEVERAGE UP TO | TERMS | LOAN AMOUNTS |
|---|---|---|---|---|
| BRIDGE LOAN | 9.00% to 13.00% | LTV 75% | 1 or 2 years | $150,000 to $25,000,000 |
| FIX & FLIP | 9.99% to 12.00% | LTV 85% of purchase, LTC 100% of rehab | 6 to 18 months | $250,000 to $10,000,000 |
| RENTAL DSCR | 6.50% to 9.99% Non-QM | LTV 80% | 5, 7, 30 and 40 year fixed | Sized to the property |
Starting rates for qualified borrowers, from the published terms cards. Points and fees are quoted on the Letter of Intent. Rates are subject to change without notice and are not a commitment to lend.
Those are the published ranges, not a teaser. Where a Cranston deal lands inside them depends on the property, the leverage and the exit. The fastest way to a real number is the address, the price and the plan.
© WHY LOAN GOAT CRANSTON · RI
WHY LOAN GOAT IN CRANSTON
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
A private lender earns its rate by being fast and being sure. On Cranston property that shows up as a written quote the same day, an appraisal ordered only once the terms are agreed, and a wire inside a week. The rate buys the speed and the certainty.
Eastern Cranston carries colonial revivals, bungalows and two- and three-family frame houses, while the west side runs to post-war ranch, split-level and later subdivisions on larger lots with attached garages. That stock is exactly what the bridge and fix and flip programs are built for.
Two- and three-family holds on the east side deliver the yield, while western single-family rentals trade some of that yield for stability. Kitchen-and-bath flips on 1950s stock are reliable, and small multifamily stays easy to keep leased. The program follows the plan, not the other way round.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
CRANSTON DEALS, FUNDED FROM SAN DIEGO.
Providence County files run on the same terms as the home markets: written quote first, appraisal once terms are agreed, wire in five to seven days. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states.
© LOAN SCENARIOS CRANSTON · RI
MOST COMMON CRANSTON LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Cranston replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Cranston auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Cranston real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Providence County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Providence County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Cranston investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Providence County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Cranston whose write-offs make a bank file impossible.
- VACATION RENTAL Cranston vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Cranston who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN CRANSTON
- BRIDGE LOANS Acquire, recapitalize or stabilize with short-term capital that closes in days, not months. FROM 9.00% · LTV 75% · 1-2 YR
- FIX & FLIP LOANS Buy, renovate and sell or hold, with the rehab funded through draws and no prepayment penalty. FROM 9.99% · LTV 85% · 6-18 MO
- CONSTRUCTION LOANS Ground-up financing with flexible draws through every stage of the build. LTC 80% · 12-18 MO
- RENTAL PROPERTY LOANS Long-term DSCR, portfolio and multifamily term loans that qualify on the property's cash flow. FROM 6.50% · LTV 80% · 30 YR
- COMMERCIAL LOANS Hybrid-term financing for multifamily, mixed-use, retail, office and industrial in major metros. FROM 7.90% · LTV 70% · 1-15 YR
- OWNER OCCUPIED LOANS Short-term bridge financing on the home you live in, with a refinance into a conventional or jumbo loan as the exit. FROM 10.50% · LTV 70% · 11-12 MO
- BANK FINANCING Bank statement, P&L-only and SBA programs for business owners outside the standard mortgage box. TERMS 5 TO 30 YR
- SECOND & THIRD MORTGAGES Second and third lien position loans behind an existing first mortgage. 12-36 MO · BUSINESS PURPOSE
- BLANKET / CROSS-COLLATERAL LOANS One loan across several properties, cross-collateralized when a single asset will not carry the deal. FROM 8.99% · 1-3 YR
© PROPERTY TYPES CRANSTON · RI
PROPERTY TYPES WE FINANCE IN CRANSTON
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Cranston bridged to an SBA or conventional exit.
- MANUFACTURED HOMES Providence County manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING Cranston care facilities bridged through licensing and stabilization.
- AGRICULTURAL Agricultural land and operations outside Cranston underwritten on the asset.
- CANNABIS Cannabis-use property in Cranston where conventional lenders will not participate.
- AUTOMOTIVE & GAS STATION Providence County fuel and automotive sites, purchase and refinance.
© THE APPROACH CRANSTON · RI
HOW WE LEND IN CRANSTON
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Cranston borrower gets leverage and speed in the same quote rather than trading one for the other. If the numbers do not work, you are told early and directly.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
CRANSTON BORROWERS, IN THEIR WORDS
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I referred my friend over to Milad and while they weren't ready to do a fix and flip just yet, Alex told me Milad was the first lender that actually explained the process, how constructions loans work, and answered all their questions. She...
MELANIE SANCHEZ -
Fantastic experience working with Milad and his staff at loan goat. Closed both of my loans in less than 10 days. Best hard money lender hands down in San Diego
ALEX TELEFORD -
I recently completed a bridge cash-out refinance from a private lender through Loan Goat and I cannot say enough good things about the experience. As a borrower in New York - one of the most attorney-heavy and regulation-intensive states - the...
ERIC MANLUNAS -
I referred my friend over to Milad and while they weren't ready to do a fix and flip just yet, Alex told me Milad was the first lender that actually explained the process, how constructions loans work, and answered all their questions. She...
MELANIE SANCHEZ -
Fantastic experience working with Milad and his staff at loan goat. Closed both of my loans in less than 10 days. Best hard money lender hands down in San Diego
ALEX TELEFORD -
I recently completed a bridge cash-out refinance from a private lender through Loan Goat and I cannot say enough good things about the experience. As a borrower in New York - one of the most attorney-heavy and regulation-intensive states - the...
ERIC MANLUNAS
© QUESTIONS CRANSTON · RI
CRANSTON HARD MONEY LOANS, ANSWERED
Straight answers to what borrowers ask before they call. Questions we answer elsewhere link to the page that owns them.
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Yes. Loan Goat funds investment property in Cranston and across Providence County on every program listed on this site: bridge, fix and flip, construction, rental property, commercial, owner occupied, bank financing, second and third mortgages and blanket loans. The desk is in San Diego, the capital is in house, and Cranston files are underwritten on the property rather than on where the borrower banks.
Request a quote -
Five to seven days is standard and low-doc bridge files have funded in as little as three. The timeline on a Cranston deal is usually set by title and escrow rather than by underwriting, because the credit decision is made in house by one person. Open title early and the wire follows the written terms.
How it works -
Non-owner-occupied residential from single-family up to four units, apartment buildings, mixed-use, retail, office, industrial and flex, self-storage, hospitality, manufactured housing and land across Providence County. Owner-occupied has its own program. If the Cranston asset produces or will produce value, there is usually a structure for it.
Property types -
Non-owner-occupied residential and commercial both work. We fund single-family rentals, two- and three-family houses, small apartment buildings and commercial assets in Cranston and elsewhere in Providence County. The test is business purpose, not architectural style. Bridge runs up to 75% LTV with minimal documentation, and we make the decision in-house rather than sending it to a committee.
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Credit is reviewed, but the property carries the decision. These are business-purpose loans on non-owner-occupied real estate, underwritten to value, exit and the strength of the deal. Investors turned down by a bank for self-employment, a recent event on file or thin documentation are routine business here.
Self-employed borrowers -
Bridge money runs from 9.00% to 13.00% and moves with leverage, property type, exit and experience. Rental loans price lower because the property carries the debt, from 6.50% on the Non-QM tier. Every quote is written before an appraisal is ordered, so you are never chasing a number that changes at the closing table.
Bridge loan terms -
No prepayment penalty on the bridge programs. Pay the loan off the day the flip sells or the refinance funds and you owe interest for the days you used the money. That matters when the whole plan is to be in and out inside a year.
All loan programs -
Five to seven days is the standard, and low-doc bridge deals have closed in as little as three. Speed comes from the structure, not from cutting corners: in-house capital, one decision maker and minimal documentation. Title and escrow set the floor, so the sooner those are opened, the sooner the wire moves.
How funding works
© WHERE WE LEND CRANSTON · RI
CRANSTON, ROUTED FROM SAN DIEGO HQ.
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- Lending footprint, 46 states
- Home markets: California and Arizona
- San Diego headquarters
© GET A QUOTE CRANSTON · RI
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(619) 617-2797
