© WHERE WE LEND DOWNEY · CA
HARD MONEY LENDER DOWNEY
Downey bridge, flip and DSCR money from a lender that answers the phone and closes on time.
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
Downey is one of the Gateway cities' larger and more stable markets, with an aerospace history, a sizeable commercial base and well-kept post-war neighbourhoods.
Loan Goat funds Downey deals the way it funds California deals generally, on the asset. Los Angeles County is the working radius, and the same terms extend to Norwalk, El Monte and Long Beach when the next opportunity lands one town over.
The whole point of a private lender is that the deal decides the answer. On Downey property that means value, exit and plan, reviewed by the same desk that releases the funds. Veteran-owned, in business since 2022, 1.3K+ loans closed.
© THE COST DOWNEY · CA
WHAT DO DOWNEY HARD MONEY LOANS COST
Cost on a Downey file is a function of the deal, not the market. Bridge opens at 9.00%. Residential runs to 75% LTV and commercial to 70%, on one or two year terms, and a clean file closes in 3 to 14 days.
The written quote comes before the appraisal, and it holds. For a Downey deal on a clock, that is the difference between a real number and an indication. Prepay is free on the bridge programs, which matters when the plan is to be out inside a year.
| 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 numbers are the ceiling and the floor. A Downey deal gets priced inside them once the property and the exit are on the table, usually the same day the file is opened.
© WHY LOAN GOAT DOWNEY · CA
WHY LOAN GOAT IN DOWNEY
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Certainty is the product. A Downey borrower gets written terms, in-house capital and one person who can say yes. Nothing is sold to a warehouse line mid-process and nothing is re-priced at the closing table, which is why the review record reads 5.0 across 150+ reviews.
1950s and 1960s single-family on good lots, small multi-family, and retail and medical office along Firestone and Lakewood. None of that is unusual here; it is the normal book.
Tract renovation, ADUs on the larger lots, small multi-family, and commercial or medical bridge. Bridge covers the acquisition, fix and flip covers the work and the rental program takes it out.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
DOWNEY DEALS, FUNDED FROM SAN DIEGO.
Los Angeles 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 DOWNEY · CA
MOST COMMON DOWNEY LOAN SCENARIOS
- 1031 EXCHANGE Bridge money that lets a Downey replacement property close inside the 45 and 180 day windows.
- AUCTION & HUBZU Downey auction buys where the deposit is up and the clock is already running.
- BANKRUPTCY BUYOUT Buying out a partner or a plan on Downey real estate, funded on the equity in the asset.
- BANK STATEMENT LOANS Deposits instead of tax returns for self-employed buyers working Los Angeles County.
- FORECLOSURE AUCTION Courthouse and trustee sale purchases in Los Angeles County, funded on the asset and the plan.
- FOREIGN NATIONAL Foreign national buyers acquiring Downey investment property without a US credit file.
- NON-WARRANTABLE CONDOS Non-warrantable Los Angeles County condo units where the HOA or the investor concentration killed the conventional loan.
- SELF-EMPLOYED Business owners buying in Downey whose write-offs make a bank file impossible.
- VACATION RENTAL Downey vacation rental purchases where the projected income does the work.
- CASH OFFERS ONLY Sellers in Downey who will only look at cash get a proof of funds that holds up.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN DOWNEY
- 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 DOWNEY · CA
PROPERTY TYPES WE FINANCE IN DOWNEY
- INDUSTRIAL & WAREHOUSE Warehouse and flex space in and around Downey, purchase, refinance and cash-out.
- HOSPITALITY: HOTEL & MOTEL Motel and boutique hotel repositioning in Downey bridged to an SBA or conventional exit.
- SELF-STORAGE Downey storage facilities, stabilized or in lease-up.
- LAND Entitled and unentitled parcels around Downey on the land program.
- MANUFACTURED HOMES Los Angeles County manufactured home communities on bridge and commercial terms.
- ASSISTED LIVING Downey care facilities bridged through licensing and stabilization.
© THE APPROACH DOWNEY · CA
HOW WE LEND IN DOWNEY
Most lenders compete on one line of that table. This one is built to hold every line at once, which is why a Downey 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
DOWNEY BORROWERS, IN THEIR WORDS
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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 -
As a business owner traditional lending doesn't fit my finances, which is why Loan Goat is a godsend. They are able to work with you, understand what you're trying to do and get it done.
NEVENKA MOROZIN -
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 -
As a business owner traditional lending doesn't fit my finances, which is why Loan Goat is a godsend. They are able to work with you, understand what you're trying to do and get it done.
NEVENKA MOROZIN
© QUESTIONS DOWNEY · CA
DOWNEY 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 Downey and across Los Angeles 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 Downey 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 Downey 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 Los Angeles County. Owner-occupied has its own program. If the Downey asset produces or will produce value, there is usually a structure for it.
Property types -
Five to seven days on a complete file. Send the address, the purchase price, the renovation budget and the resale you expect, and we will tell you within a day whether the numbers work.
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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 -
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
© WHERE WE LEND DOWNEY · CA
DOWNEY, 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 DOWNEY · CA
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(619) 617-2797
