OH Market
Bridge, Flip & Construction
Loans in Ohio
Bridge, fix & flip, construction, renovation and DSCR loans for investors buying in Ohio, from the US or abroad, on the same terms. $1M to $5M. Foreign nationals welcome.
Passy Capital finances real estate investors who buy, renovate and build residential investment property in Ohio, with most of our activity in Columbus and Franklin County: bridge loans, fix & flip loans and ground-up construction loans from $1M to $5M, with renovation and DSCR financing for the hold. Small apartment buildings and groups of 2-4 unit buildings bought to renovate, ground-up single-family and townhome programs, and rental portfolios refinanced into one loan are the deals we see most.
We lend to Ohio operators and to investors buying from abroad on the same terms. A non-US investor borrows through a US LLC, with no US credit history and no Social Security number required, and the loan is underwritten on the property and the business plan.
Term sheets go out in 24-48 hours and a clean file closes in about two weeks. Leverage runs up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, and up to 80% of value on bridge and DSCR loans. Business-purpose lending only, on non-owner-occupied property. Larger commercial deals are placed through our capital-partner network.
Ohio Market Highlights
Judicial Foreclosure
The court enters judgment and orders a sheriff's sale, which can run online with at least seven days of bidding (R.C. 2329.153).
Low Conveyance Fee
$1 per $1,000 at the state level plus up to $3 per $1,000 by county. Franklin County's total is $3 per $1,000.
Portfolio Refinance Into DSCR
Rentals built up one house at a time can be consolidated into a single DSCR loan, qualified on the rents.
Ground-Up and Build-to-Rent
Construction loans up to 85% of cost fund new single-family, townhome and build-to-rent product, with draws released as work is completed.
Full Tax Bill for Investors
Ohio's owner-occupancy credit and homestead exemption go only to owners who live in the home. Underwrite the full bill on a hold.
Same Terms From Abroad
Foreign nationals borrow through a US LLC with no US credit history and no foreign-national premium.
Cities We Serve
Columbus
Westerville
Grove City
Hilliard
Dublin
Reynoldsburg
Grandview Heights
Cleveland
Lakewood
Cincinnati
Dayton
Akron
Property Types We Finance
Single-Family
2-4 Units
Condos & Townhomes
Small Multifamily (5-9)
New Construction
Build-to-Rent
SFR Portfolios
Renovation Projects
Loan Programs
Bridge Loans
Buy, refinance or cash out an investment property, closing in about two weeks.
Construction
Ground-up spec homes and build-to-rent, with draws tied to milestones.
Renovation / Rehab
Rehab financing on 1-4 unit and small multifamily, drawn against completed work.
Fix & Flip
Purchase and rehab in one loan for 1-4 unit flips, closing in about two weeks.
DSCR / Rental
Long-term rental financing based on property cash flow.
Other US Markets
We finance investment property for US and foreign investors in other markets too.
FL
Florida →
No-tax growth market, Miami, Orlando, Tampa
TX
Texas →
Population boom, Dallas, Houston, Austin
CA
California →
Spec builds and flips, Los Angeles, Bay Area, San Diego
NY
New York →
1-4 unit and small multifamily, NYC, Brooklyn, Long Island
AZ
Arizona →
Flips and build-to-rent, Phoenix, Scottsdale, Tucson
GA
Georgia →
Flips and spec builds, Atlanta metro
TN
Tennessee →
Build-to-rent and rentals, Nashville, Memphis
NC
North Carolina →
Spec builds and flips, Charlotte, Raleigh
CO
Colorado →
Flips, infill and rentals, Denver metro
IL
Illinois →
Two-flats, flips and rentals, Chicago
WA
Washington →
Infill and middle housing, Seattle
VA
Virginia →
Flips and rentals, Richmond
SC
South Carolina →
Flips and coastal rentals, Charleston
MT
Montana →
Higher-price builds and rentals, Bozeman
NJ
New Jersey →
Flips and small multifamily, Jersey City, Newark
PA
Pennsylvania →
Rehabs and flips, Philadelphia, Pittsburgh
MO
Missouri →
Flips and rentals, St. Louis, Kansas City
Have a deal in Ohio?
Submit your deal in 2 minutes. We'll review it and get back to you within 24 hours with financing options.
Submit a DealWhat is specific about lending in Ohio
- Judicial foreclosure and sheriff's sale. Ohio forecloses through the courts: the court of common pleas enters judgment and orders the property sold, usually by the county sheriff. Ohio law provides for sheriff sales on an official online sale website, with bidding open for at least seven days (R.C. 2329.153). Distressed property comes to market on a court timeline, which matters if you source inventory from foreclosure.
- Conveyance fee, not a large transfer tax. Every Ohio county charges a state conveyance fee of $1 per $1,000 of price (R.C. 319.54), and counties may add up to $3 per $1,000 more (R.C. 322.02). In Franklin County, home to Columbus, the total is $3 per $1,000, so $3,000 on a $1M purchase.
- Owner-occupant tax relief does not follow an investor. Ohio's owner-occupancy credit and homestead exemption are reserved for owners who live in the home. An investor's bill does not carry them, so we underwrite a hold on the full tax bill rather than on the seller's.
- Portfolios and small multifamily. At Ohio price points, a $1M to $5M loan usually means a small apartment building or a group of 2-4 unit buildings bought to renovate, a builder's ground-up program, or a portfolio of rented houses refinanced into one DSCR loan sized on the rents.
- University rental demand in Columbus. Ohio State's main campus supports a long-standing market for houses and small multi-unit buildings rented to students, which we finance as residential 1-4 unit or small multifamily property.
Buying in Ohio from outside the US:
Frequently asked questions
What do you finance in Ohio?
Bridge loans, fix & flip loans and ground-up construction loans for new single-family, townhome and build-to-rent product, plus renovation loans and DSCR loans as the hold or exit. Property types are single-family, 2-4 units, condos and townhomes, small multifamily up to 9 units, build-to-rent communities and SFR portfolios. Loans run from $1M to $5M, business-purpose only.
How much leverage is available on an Ohio flip or build?
Up to 90% of cost on fix & flip and renovation, up to 85% of cost on ground-up construction, and up to 80% of value on bridge and DSCR loans. The fee is 1-2% of the loan, paid at closing, with no upfront fees.
Can I refinance a portfolio of Ohio rentals into one loan?
Yes, as long as the total loan falls within $1M to $5M. A DSCR loan up to 80% of value is sized on the portfolio's rents rather than on your personal income.
Can a foreign national finance Ohio investment property?
Yes. The loan is made to your US LLC and underwritten on the property and the business plan, not on a US credit history, so a non-resident borrows on the same terms as a US investor. No Social Security number is required.
Is Ohio a judicial foreclosure state?
Yes. Foreclosure goes through the court of common pleas, which enters judgment and orders a sale, usually a sheriff's sale that can be held online with at least seven days of bidding.
Ohio City Guides
Bridge, fix & flip and construction financing in each Ohio market we cover.