© WHERE WE LEND IRWINDALE · CA
HARD MONEY LENDER IRWINDALE
Bridge, fix and flip, construction and rental money for Irwindale and the rest of Los Angeles County.
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
Irwindale is a small city built on gravel pits and quarries along the San Gabriel River, almost entirely industrial with a tiny residential population.
Investment property in Irwindale qualifies under every program listed here, and so does property in Azusa, Baldwin Park and Duarte. Los Angeles County is one line on a term sheet, not a separate approval process.
Nothing about an Irwindale address slows the process down. Terms are written from the property, title and escrow are opened locally, and the money moves from San Diego. 1.3K+ closed loans since 2022 and $1.5B+ funded across 46 states is what that machine has produced so far.
© THE COST IRWINDALE · CA
WHAT DO IRWINDALE HARD MONEY LOANS COST
What an Irwindale hard money loan costs comes down to four things: the leverage, the property, the exit and how much documentation you want to hand over. Bridge money runs from 9.00% to 13.00%, with leverage up to 75% on residential and 70% on commercial, on one or two year terms.
Terms arrive in writing first. That is deliberate: an Irwindale borrower should be able to underwrite the lender before spending a dollar on third-party reports. Bridge loans carry no prepayment penalty, so paying off early costs nothing but the days you used.
| 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.
The ranges above are what is actually available. Send the Irwindale address and what you intend to do with it and the quote comes back with the exact rate, leverage and term for that deal.
© WHY LOAN GOAT IRWINDALE · CA
WHY LOAN GOAT IN IRWINDALE
- CLOSED LOANS SINCE 2022
- LOANS FUNDED ACROSS 46 STATES
- GOOGLE RATING
- REVIEWS
Most Irwindale investors arrive here after a bank fell through late. What they get instead is a lender with its own money, minimal documentation, no loan committee and no prepayment penalty. 1.3K+ closed loans since 2022 is the reason the timeline holds.
Industrial and manufacturing, quarry and aggregate land, distribution, and large redevelopment parcels in former pits. Every one of those property types is on the eligible list.
Industrial acquisition, land and pit-reclamation plays, and owner-user bridge. Whichever of those plays is on the table, there is a program written for it.
THE PROCESS
- Complete your application
- Submit required documentation
- Sign your Letter of Intent
- We process and close your loan in 5-7 days
IRWINDALE 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 IRWINDALE · CA
MOST COMMON IRWINDALE LOAN SCENARIOS
- 1031 EXCHANGE Exchange deadlines do not move, so Irwindale replacement purchases get funded on the calendar, not on a bank's.
- AUCTION & HUBZU Auction and Hubzu purchases in Los Angeles County funded on the short settlement clocks those platforms run.
- BANKRUPTCY BUYOUT Payoff money to clear a bankruptcy or partner buyout on an Irwindale property before the deadline.
- BANK STATEMENT LOANS Bank statement underwriting for Irwindale investors whose returns do not show the income the deal actually produces.
- FORECLOSURE AUCTION Irwindale foreclosure buys where the money has to be certain before the gavel.
- FOREIGN NATIONAL No US credit history and no domestic tax returns is a normal Irwindale file here.
- NON-WARRANTABLE CONDOS Condos in Irwindale that agency guidelines will not take, financed on their own merits.
- SELF-EMPLOYED Self-employed Irwindale investors underwritten on the property instead of two years of returns.
- VACATION RENTAL Short-term rental acquisitions and refinances in and around Irwindale, underwritten on the asset.
- CASH OFFERS ONLY Cash-equivalent certainty for an Irwindale offer that has to beat financed competition.
© LOAN PROGRAMS NINE WAYS TO CLOSE
LOAN PROGRAMS AVAILABLE IN IRWINDALE
- 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 IRWINDALE · CA
PROPERTY TYPES WE FINANCE IN IRWINDALE
- MULTI-FAMILY Duplexes through apartment buildings across Irwindale on bridge, DSCR and commercial programs.
- MIXED-USE Irwindale mixed-use where a bank balks at the commercial half of the rent roll.
- RETAIL Irwindale retail purchase, refinance and cash-out on the bridge program.
- OFFICE Medical and small office buildings in Irwindale, including cash-out to fund a renovation.
- MANUFACTURED HOMES Manufactured housing and park acquisitions in the Irwindale market.
- ASSISTED LIVING Assisted living and residential care facilities in Irwindale, purchase or refinance.
© THE APPROACH IRWINDALE · CA
HOW WE LEND IN IRWINDALE
Read the table as a promise rather than a pitch. On an Irwindale deal it means the leverage quoted is the leverage funded, the timeline quoted is the timeline delivered, and the person who priced the file is the person who releases the money.
© GOOGLE REVIEWS 5.0 GOOGLE RATING · 150+ REVIEWS
IRWINDALE BORROWERS, IN THEIR WORDS
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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 -
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 -
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 -
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
© QUESTIONS IRWINDALE · CA
IRWINDALE 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 Irwindale 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 Irwindale 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 an Irwindale 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 Irwindale asset produces or will produce value, there is usually a structure for it.
Property types -
It depends heavily on the reclamation status and what the land can be used for now. We will want the site history, the permits and the intended use before quoting, and leverage will be conservative because the exit is specialised.
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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 -
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 -
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 -
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
© WHERE WE LEND IRWINDALE · CA
IRWINDALE, 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 IRWINDALE · CA
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